Individually Owned Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2000
Construction
TILT-UP CONCRETE
Total area
130,630 SF
Lot
11.13 ac (484,822 SF)
Zoning code
PD
APN
078-014-044-000
UPID
US09-0284322
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
by Request
CAP Approach
CAP
$31.17M
Comparable Approach
Comparable
$21.95M
Blend (final)
Blend
$22.58M
Owner & transaction history
since 2023
1 recorded transaction
Zoning & alternative use
PD · Modesto, CA
Top alternative use upside
Commercial (general)
$35.8M
+81.1%
Industrial (general)
$31.5M
+59.4%
Neighborhood: shopping center
$29.9M
+51.1%
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.
4 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
$22.58M
Value range
$20.32M – $24.84M
±10% around blend
Estimated value / SF
$173 / SF
Confidence
Property data
100
Market benchmarks
67
Comparable evidence
60
$20.32M
blend $22.58M
$24.84M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
130,630 SF
Lot area
11.13 ac
Year built
2000
Stories
1
APN
078-014-044-000
Zoning
PD
Assessed value
$16,007,170
Annual tax
$190,533
3
Income approach: direct capitalization
Partial preview
Income approach indication
$31.17M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$33.77M
@ 6.5% CAP return
$31.17M
@ 7% CAP return
$28.94M
4
Sales comparison
Partial preview
Sales approach indication
$21.95M
Range $9.15M – $33.29M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$22.58M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 81 sales
$151
+14%
County 184 sales
$133
+30%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $173/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
+81%
vs current-use indication
Industrial (general)
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
Market rates by use type
PDF export
Professional Plan · 30 reports
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Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$16.01M
Move the market yield to see immediate price impact.
Value / SF
$123
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
5.00%7.00%9.00%
$1.01M
$20.17M
$14.41M
$11.21M
$1.12M
$22.41M
$16.01M
$12.45M
$1.23M
$24.65M
$17.61M
$13.70M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$190,533
Tax year 2024
Assessed value
$16,007,170
Assessed 2024
Previous assessed
$16,007,170
+0.0% YoY
Effective rate
1.19%
On assessed value
Assessed land
$3,878,500
Assessed improvement
$12,128,670
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
2000
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
1
Total area
130,630 SF
Lot
11.13 ac (484,822 SF)
Zoning code
PD
APN
078-014-044-000
UPID
US09-0284322
Jurisdiction
STANISLAUS
Zoning & alternative use
PD · Modesto, CAZoning PD · permitted uses
PD · 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
2000
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
1
Lot
11.13 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
PD
Jurisdiction
Modesto, CA
Recorded code
PD
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for PD 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.
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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.
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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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