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Property profile & analytics
OFF-MARKET
Estimated value
$740,000
Retail space
3900 Sisk Rd Modesto, CA 95356-3215
Entity Owned
14-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-3719344
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2019
Construction
WOOD
Total area
3,960 SF
Lot
0.61 ac (26,571 SF)
Zoning code
PD COM
APN
076-068-009-000
UPID
US09-3719344
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 Women'S Clothing Store Clothing 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
$945k
Comparable Approach
Comparable
$1.01M
Blend (final)
Blend
$740k
Owner & transaction history
Brooklyn 55 LLC · 14 yrs held
Brooklyn 55 LLC
since 2012
3 recorded transactions
Zoning & alternative use
PD COM · Modesto, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.1M
+81.1%
Neighborhood: shopping center
$905,000
+51.1%
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%
$1,025,000
6.5%
$945,000
7%
$875,000
Alternative Use
Use
Estimation
RETAIL STORES
$600,000
Current use
COMMERCIAL (GENERAL)
$1,085,000
Change: +81% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$905,000
Change: +51% · Conversion: Moderate
Blend value · Realmo final
$740k
Range $666k – $814k · ±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
$187 / 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
$13,197
Tax year 2024
Assessed value
$1,186,374
Assessed 2024
Previous assessed
$1,186,374
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$615,709
Assessed improvement
$570,665
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
2019
Construction
WOOD
Heating
CENTRAL
Cooling
CENTRAL
Total area
3,960 SF
Lot
0.61 ac (26,571 SF)
Zoning code
PD COM
APN
076-068-009-000
UPID
US09-3719344
Jurisdiction
STANISLAUS
Zoning & alternative use
PD COM · Modesto, CA
Zoning PD COM · permitted uses
PD COM · 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
$600,000
COMMERCIAL (GENERAL)
Est. value
$1.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$905,000
RETAIL STORES Current
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
2019
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Lot
0.61 ac
Current owner
From public records · entity-resolved
Brooklyn 55 LLC
Entity
Mailing address
705 MARQUETTE AVE STE #900, MINNEAPOLIS, MN 55402-2361
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2012
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 30, 2017
—
Brooklyn 55 LLC
—
Grant Deed
related
$10,000,000 · Us Bk
Jun 5, 2012
$787,000
Brooklyn 55 LLC
Pasatiempo Apartments
Grant Deed
—
—
—
Brooklyn 55 LLC
—
Deed Of Trust
related
$770,000 · Crown Bank
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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