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Property profile & analytics
OFF-MARKET
Estimated value
$695,000
Retail space
3801 Pelandale Ave Modesto, CA 95356-8300
Entity Owned
Absentee Owner
Free & Clear
Property ID
US09-2915320
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2000
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
2,816 SF
Lot
13.69 ac (596,336 SF)
Zoning code
PD
APN
078-014-050-000
UPID
US09-2915320
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
-
Cold Stone Creamery Grocery & Convenience Store Specialty Food Shop
-
Sierra Dental Care Dental Office
-
Josephs Edwin Y DDS Dental Office
-
Panda Express Restaurant
-
Mr. Pickle's Sandwich Shop - Modesto, CA Take-out & Catering
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$950k
CAP Approach
CAP
$670k
Comparable Approach
Comparable
$718k
Blend (final)
Blend
$695k
Owner & transaction history
COSTCO WHOLESALE CORPORATION
COSTCO WHOLESALE CORPORATION
Zoning & alternative use
PD · Modesto, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.1M
+166.3%
Medical building
$915,000
+115.2%
Commercial (general)
$770,000
+81.1%
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
$950,000
CAP Approach
CAP Return
Estimation
6%
$730,000
6.5%
$670,000
7%
$625,000
Alternative Use
Use
Estimation
RETAIL STORES
$425,000
Current use
AUTO REPAIR, GARAGE
$1,135,000
Change: +166% · Conversion: Difficult
MEDICAL BUILDING
$915,000
Change: +115% · Conversion: Difficult
COMMERCIAL (GENERAL)
$770,000
Change: +81% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$645,000
Change: +51% · Conversion: Moderate
Blend value · Realmo final
$695k
Range $626k – $765k · ±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
$247 / 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
$294,268
Tax year 2024
Assessed value
$25,074,900
Assessed 2024
Previous assessed
$25,074,900
+0.0% YoY
Effective rate
1.17%
On assessed value
Assessed land
$6,855,000
Assessed improvement
$18,219,900
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2000
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Buildings
2
Total area
2,816 SF
Lot
13.69 ac (596,336 SF)
Zoning code
PD
APN
078-014-050-000
UPID
US09-2915320
Jurisdiction
STANISLAUS
Zoning & alternative use
PD · Modesto, CA
Zoning PD · permitted uses
PD · Modesto, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Modesto. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$425,000
AUTO REPAIR, GARAGE
Est. value
$1.1M
MEDICAL BUILDING
Est. value
$915,000
COMMERCIAL (GENERAL)
Est. value
$770,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$645,000
RETAIL STORES Current
AUTO REPAIR, GARAGE
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
2000
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Buildings
2
Lot
13.69 ac
Current owner
From public records · entity-resolved
COSTCO WHOLESALE CORPORATION
Individual
Free & Clear · 0 yrs held
Mailing address
999 LK DR, ISSAQUAH, WA 98027-8990
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
—
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
No recorded transactions
No recorded transactions found for this property.
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.
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