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Property profile & analytics
OFF-MARKET
Estimated value
$985,000
Super regional malls
3900 Pelandale Ave Modesto, CA 95356-8705
Entity Owned
2-yr Hold
Free & Clear
Property ID
US09-3759190
Property profile
Verified
Property type
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Year built
2003
Construction
WOOD
Total area
5,002 SF
Lot
0.49 ac (21,344 SF)
APN
078-039-011-000
UPID
US09-3759190
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
-
Avis Car Rental Car Rental Facility
-
In-N-Out Burger Restaurant
-
Taco Bell Restaurant Take-out & Catering
-
Me n Ed's Pizzera Restaurant
-
Subway Take-out & Catering
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.31M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$985k
Owner & transaction history
Vallarta Food Enterprises INC · 2 yrs held
Vallarta Food Enterprises INC
since 2024
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$1.6M
+42.5%
Apartment house (5+ units)
$1.5M
+27.9%
Commercial (general)
$1.4M
+19.9%
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
by Request
CAP Approach
CAP Return
Estimation
6%
$1,420,000
6.5%
$1,310,000
7%
$1,215,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$1,145,000
Current use
MEDICAL BUILDING
$1,630,000
Change: +42% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$1,465,000
Change: +28% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,370,000
Change: +20% · Conversion: Easy
INDUSTRIAL (GENERAL)
$1,205,000
Change: +6% · Conversion: Difficult
Blend value · Realmo final
$985k
Range $887k – $1.08M · ±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
$197 / 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
$15,226
Tax year 2024
Assessed value
$1,368,840
Assessed 2024
Previous assessed
$1,368,840
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$438,600
Assessed improvement
$930,240
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
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Status
Off-Market
Year built
2003
Construction
WOOD
Heating
CENTRAL
Cooling
CENTRAL
Total area
5,002 SF
Lot
0.49 ac (21,344 SF)
APN
078-039-011-000
UPID
US09-3759190
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
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$1.1M
MEDICAL BUILDING
Est. value
$1.6M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.5M
COMMERCIAL (GENERAL)
Est. value
$1.4M
INDUSTRIAL (GENERAL)
Est. value
$1.2M
NEIGHBORHOOD: SHOPPING CENTER Current
MEDICAL BUILDING
APARTMENT HOUSE (5+ UNITS)
COMMERCIAL (GENERAL)
INDUSTRIAL (GENERAL)
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
2003
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Lot
0.49 ac
Current owner
From public records · entity-resolved
Vallarta Food Enterprises INC
Entity
Free & Clear · 2 yrs held
Mailing address
12881 BRADLEY AVE, SYLMAR, CA 91342-3828
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 12, 2024
—
Vallarta Food Enterprises INC
Pelandale Holdings I LLC
Lease
—
Feb 15, 2023
$16,000,000
Pelandale Holdings I LLC
Eddie R Fischer
Grant Deed
$6,000,000 · Oak Valley Community Bank
Feb 15, 2023
—
Pelandale Holdings II LLC
Eddie R Fischer
Lease
—
Jan 20, 2021
$144,000
Fischer,eddie R Trust
Neilson Family Exempt Trust
Grant Deed
—
Oct 16, 2020
—
Neilson Family Exempt Trust
Modesto 3900 Pelandale Invtrs
Quit Claim Deed
—
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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