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Property profile & analytics
OFF-MARKET
Super regional malls
3900 Pelandale Ave A-5 Modesto, CA 95356-8705
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US09-1693211
Property profile
Verified
Property type
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Year built
1992
Construction
WOOD
Total area
31,330 SF
Lot
1.23 ac (53,578 SF)
APN
078-039-008-000
UPID
US09-1693211
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
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Pelandale Holdings I LLC · 3 yrs held
Pelandale Holdings I LLC
since 2023
Last sale
$16.0M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$51,057
Tax year 2024
Assessed value
$4,590,000
Assessed 2024
Previous assessed
$4,590,000
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$918,000
Assessed improvement
$3,672,000
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
1992
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Total area
31,330 SF
Lot
1.23 ac (53,578 SF)
APN
078-039-008-000
UPID
US09-1693211
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
Building & site characteristics
From public records
Year built
1992
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Lot
1.23 ac
Current owner
From public records · entity-resolved
Pelandale Holdings I LLC
Entity
Mailing address
3900 PELANDALE AVE STE #160, MODESTO, CA 95356-9032
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
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
$1,296,000
Fischer,eddie R Trust
Neilson Family Exempt Trust
Grant Deed
—
Oct 16, 2020
—
Eddie,r Fischer Trust
Modesto 3900 Pelandale Invtrs
Quit Claim Deed
related
—
Nov 10, 2015
—
Modesto 3900 Pelandale Investo
Modesto 3900 Pelandale Investo
Quit Claim Deed
related
—
Dec 2, 2003
—
Modesto 3900 Pelandale Investo
Modesto 3900 Pelandale Investo
Quit Claim Deed
related
$9,000,000 · Prudential Mortgage Capital Co
Jul 10, 1998
$326,454
Modesto 3900 Pelandale Investo
Wood Colony Plaza
Grant Deed
—
Nov 15, 1996
—
Colony Plaza Wood
—
Deed Of Trust
related
$7,700,000 · Bank Of America
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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