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Property profile & analytics
OFF-MARKET
Estimated value
$9,170,000
Retail space
3900 Sisk Rd Modesto, CA 95356-3215
Entity Owned
11-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-3668393
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1999
Construction
TILT-UP CONCRETE
Total area
45,950 SF
Lot
4.12 ac (179,467 SF)
Zoning code
PD
APN
076-068-006-000
UPID
US09-3668393
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
-
Amazon Locker - Tamara Postal Service Courier Service
-
Ross Dress for Less Clothing Store Department Store
-
PetSmart Dog Training Animal Training
-
PetSmart Grooming Pet Grooming Service
-
UPS Access Point location Courier Service Postal Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$10.97M
Comparable Approach
Comparable
$9.93M
Blend (final)
Blend
$9.17M
Owner & transaction history
Lyons Bb Sisk LLC · 11 yrs held
Lyons Bb Sisk LLC
since 2015
2 recorded transactions
Zoning & alternative use
PD · Modesto, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$15.0M
+115.2%
Apartment house (5+ units)
$13.4M
+93.2%
Commercial (general)
$12.6M
+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
by Request
CAP Approach
CAP Return
Estimation
6%
$11,875,000
6.5%
$10,965,000
7%
$10,180,000
Alternative Use
Use
Estimation
RETAIL STORES
$6,955,000
Current use
MEDICAL BUILDING
$14,970,000
Change: +115% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$13,440,000
Change: +93% · Conversion: Difficult
COMMERCIAL (GENERAL)
$12,595,000
Change: +81% · Conversion: Easy
INDUSTRIAL (GENERAL)
$11,085,000
Change: +59% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$10,505,000
Change: +51% · Conversion: Moderate
Blend value · Realmo final
$9.17M
Range $8.25M – $10.09M · ±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
$200 / 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
$80,575
Tax year 2024
Assessed value
$7,243,692
Assessed 2024
Previous assessed
$7,243,692
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$2,391,623
Assessed improvement
$4,852,069
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
1999
Construction
TILT-UP CONCRETE
Heating
NONE
Total area
45,950 SF
Lot
4.12 ac (179,467 SF)
Zoning code
PD
APN
076-068-006-000
UPID
US09-3668393
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
$7.0M
MEDICAL BUILDING
Est. value
$15.0M
APARTMENT HOUSE (5+ UNITS)
Est. value
$13.4M
COMMERCIAL (GENERAL)
Est. value
$12.6M
INDUSTRIAL (GENERAL)
Est. value
$11.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$10.5M
RETAIL STORES Current
MEDICAL BUILDING
APARTMENT HOUSE (5+ UNITS)
COMMERCIAL (GENERAL)
INDUSTRIAL (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
1999
Construction
TILT-UP CONCRETE
Heating
NONE
Lot
4.12 ac
Current owner
From public records · entity-resolved
Lyons Bb Sisk LLC
Entity
Free & Clear · 11 yrs held
Mailing address
10555 MAZE BLVD, MODESTO, CA 95358-9232
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2015
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 22, 2015
—
Lyons Bb Sisk LLC
Lyons Land Management LP
Quit Claim Deed
—
Apr 2, 2013
—
Mapes Ranch LP
Bblc LLC
Grant 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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