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Property profile & analytics
FOR SALE
Grocery and convenience stores
3225 Mchenry Ave Modesto, CA 95350
Trust Owned
13-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-1231835
For Sale
1 / 2
$1,900,000
3225 Mchenry Ave, Modesto, CA 95350
View Listing →
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
2013
Construction
TILT-UP CONCRETE
Total area
3,000 SF
Lot
32 ac (1,393,920 SF)
APN
055-023-033-000
UPID
US09-1231835
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Western Union Bank Credit Union
-
Amazon Locker - Marten Postal Service Courier Service
-
7-Eleven Grocery & Convenience Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$385k
CAP Approach
CAP
$715k
Comparable Approach
Comparable
$419k
Blend (final)
Blend
$595k
Owner & transaction history
Scarano,r 2007 Living Trust · 13 yrs held
Scarano,r 2007 Living Trust
since 2013
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$975,000
+87.9%
Commercial (general)
$920,000
+76.9%
Neighborhood: shopping center
$685,000
+31.9%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Modesto submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Modesto submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
by Request
ML approach
$385,000
CAP Approach
CAP Return
Estimation
6%
$775,000
6.5%
$715,000
7%
$665,000
Alternative Use
Use
Estimation
RETAIL STORES
$520,000
Current use
MEDICAL BUILDING
$975,000
Change: +88% · Conversion: Difficult
COMMERCIAL (GENERAL)
$920,000
Change: +77% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$685,000
Change: +32% · Conversion: Moderate
Blend value · Realmo final
$595k
Range $536k – $655k · ±10%
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$198 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$10,178
Tax year 2024
Assessed value
$919,520
Assessed 2024
Previous assessed
$919,520
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$390,595
Assessed improvement
$528,925
Applied tax rate
2.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
For Sale
Year built
2013
Construction
TILT-UP CONCRETE
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Units
1
Total area
3,000 SF
Lot
32 ac (1,393,920 SF)
APN
055-023-033-000
UPID
US09-1231835
Jurisdiction
STANISLAUS
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$520,000
MEDICAL BUILDING
Est. value
$975,000
COMMERCIAL (GENERAL)
Est. value
$920,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$685,000
RETAIL STORES Current
MEDICAL BUILDING
COMMERCIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
2013
Construction
TILT-UP CONCRETE
Heating
CENTRAL
Cooling
Yes
Stories
1
Units
1
Lot
32 ac
Current owner
From public records · entity-resolved
Scarano,r 2007 Living Trust
Trust
Mailing address
5806 BECKWITH RD, MODESTO, CA 95358-8920
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2013
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 26, 2019
—
Scarano,ricardo 2007 Living Trust
—
Deed
related
$500,000 · Tri Counties Bank
Apr 9, 2013
—
Scarano,r 2007 Living Trust
Monkhouse S L Trust
Grant Deed
related
—
Apr 12, 2010
—
Scarano R 2007 Living Trust
Monkhouse S L Trust
Grant Deed
—
Mar 21, 2008
—
Scarano R 2007 Living Trust
Monkhouse,susan L
Grant Deed
related
—
Oct 6, 2005
—
Susan L Monkhouse
Monkhouse,susan L
Quit Claim Deed
related
—
Dec 6, 1999
—
Monkhouse Trust
Monkhouse,sue
Quit Claim Deed
related
—
Aug 24, 1999
$325,000
Monkhouse,sue
Byrum,paul
Trustees Deed
$325,000 · Bank Of Stockton
Aug 24, 1999
—
Paul Byrum
Byrum,patty
Quit Claim Deed
related
—
Jul 1, 1998
$984,000
Equilon Enterprises LLC
Shell Oil Co
Grant Deed
—
—
—
Scarano,ricardo 2007 Living Trust
—
Loan Modification
related
$500,000 · Tri Counties Bank
—
—
Scarano,r 2007 Living Trust
—
Deed Of Trust
related
$250,000 · Tri Counties Bank
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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