Entity Owned Property summary
AI-generated overview
This exceptional 3,000 square foot commercial office space, located on McHenry Avenue near Standiford Avenue, presents a unique leasing opportunity. Boasting high visibility to approximately 37,000 vehicles daily, this single-tenant property is situated on a 0.28-acre lot and offers unparalleled exposure for your business. The building, constructed in 1974 and extensively renovated in 2023, comprises a single story with a total of 4,518 square feet. The space itself is partially furnished and includes eight private offices, one of which is a soundproof recording room, a large conference room, a welcoming reception area, a fully equipped kitchen, and a two-stall private restroom. Nine parking spaces are available for tenants and clients. The property is zoned commercial and features a convenient location with easy access. This turnkey solution is ideal for businesses seeking a professional and highly visible location to expand and thrive. The property's amenities and prime location make it an excellent choice for a variety of commercial or professional uses. The APN is 013-005-042-000. No elevators are present.
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1974
Construction
TILT-UP CONCRETE
Total area
4,518 SF
Lot
0.28 ac (12,196 SF)
Zoning code
C3
APN
055-030-005-000
UPID
US09-1217197
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.03M
CAP Approach
CAP
$1.08M
Comparable Approach
Comparable
$1.21M
Blend (final)
Blend
$870k
Owner & transaction history
since 2023
Last sale
$850,000
4 recorded transactions
Zoning & alternative use
C3 · Modesto, CA
Top alternative use upside
Commercial (general)
$1.4M
+76.9%
Neighborhood: shopping center
$1.0M
+31.9%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 10 comparables with addresses
3 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$870k
Value range
$783k – $957k
±10% around blend
Estimated value / SF
$193 / SF
Confidence
High
10 county-verified comps
Property data
100
Market benchmarks
100
Comparable evidence
100
$783k
blend $870k
$957k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
4,518 SF
Lot area
0.28 ac
Year built
1974
Stories
1
APN
055-030-005-000
Zoning
C3
Assessed value
$850,000
Annual tax
$9,408
3
Income approach: direct capitalization
Partial preview
Income approach indication
$1.08M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$1.17M
@ 6.5% CAP return
$1.08M
@ 7% CAP return
$1.00M
4
Sales comparison
Partial preview
Sales approach indication
$880k
Weighted, 10 comps · high confidence
Evidence
10 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
3.6 mi away · 5,850 SF
4.5 mi away · 4,600 SF
9.1 mi away · 3,673 SF
13.8 mi away · 4,320 SF
13.9 mi away · 3,423 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$870k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 20 sales
$173
+11%
Submarket 81 sales
$151
+27%
County 184 sales
$133
+44%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $193/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Commercial (general)
Gross theoretical uplift
+77%
vs current-use indication
Neighborhood: Shopping Center
Retail Stores · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 10 sales
Market rates by use type
PDF export
Professional Plan · 30 reports
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Overview
Implied cap rate
8.00%
Implied, in-place cap rate for this retail space
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 8.00%
9.0%
NOI (est.)
$60k *
Last sale · Aug 2023
$850k
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$744k
Move the market yield to see immediate price impact.
Value / SF
$165
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
7.50%8.00%8.50%
$54k
$714k
$669k
$630k
$60k
$793k
$744k
$700k
$65k
$873k
$818k
$770k
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
10 found
High confidence · county-verified
Closest comparable
$900k
2.6 mi · Oct 2025 · $230/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$9,408
Tax year 2024
Assessed value
$850,000
Assessed 2024
Previous assessed
$850,000
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$272,000
Assessed improvement
$578,000
Applied tax rate
2.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1974
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
1
Total area
4,518 SF
Lot
0.28 ac (12,196 SF)
Zoning code
C3
APN
055-030-005-000
UPID
US09-1217197
Jurisdiction
STANISLAUS
Zoning & alternative use
C3 · Modesto, CAZoning C3 · permitted uses
C3 · Modesto, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1974
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
1
Lot
0.28 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
C3
Jurisdiction
Modesto, CA
Recorded code
C3
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for C3 in Modesto, CA.
What opens after registration
Zoning profile
Official documentVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 30 · 300 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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