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Property profile & analytics
OFF-MARKET
Estimated value
$1,775,000
Sports & entertainment properties
3969 Mchenry Ave Modesto, CA 95356-1510
Entity Owned
19-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-2966948
Property profile
Verified
Property type
Sports & entertainment properties
Use group
RECREATIONAL, ENTERTAINMENT
Year built
1979
Construction
TILT-UP CONCRETE
Total area
38,873 SF
Lot
4.97 ac (216,493 SF)
APN
055-046-001-000
UPID
US10-2966948
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
-
Regal Modesto Cinema Theater & Performing Art Venue
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.41M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.14M
Blend (final)
Blend
$1.78M
Owner & transaction history
Ept Modesto INC · 19 yrs held
Ept Modesto INC
since 2006
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
Method
Estimation
Statistic approach
by Request
ML approach
$1,410,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RECREATIONAL/ENTERTAINMENT (GENERAL)
$2,620,000
Current use
Blend value · Realmo final
$1.78M
Range $1.60M – $1.95M · ±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
$46 / 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
$55,824
Tax year 2024
Assessed value
$5,043,500
Assessed 2024
Previous assessed
$5,043,500
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$2,165,000
Assessed improvement
$2,878,500
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
Sports & entertainment properties
Use group
RECREATIONAL, ENTERTAINMENT
Status
Off-Market
Year built
1979
Construction
TILT-UP CONCRETE
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Units
10
Total area
38,873 SF
Lot
4.97 ac (216,493 SF)
APN
055-046-001-000
UPID
US10-2966948
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
RECREATIONAL/ENTERTAINMENT (GENERAL) Current
Est. value
$2.6M
RECREATIONAL/ENTERTAINMENT (GENERAL) Current
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
1979
Construction
TILT-UP CONCRETE
Heating
CENTRAL
Cooling
Yes
Stories
1
Units
10
Lot
4.97 ac
Current owner
From public records · entity-resolved
Ept Modesto INC
Entity
Mailing address
909 WALNUT ST STE #200, KANSAS CITY, MO 64106-2003
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2006
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
Sep 18, 2006
—
Ept Modesto INC
Ept Downreit INC
Quit Claim Deed
$4,940,000 · * Other Institutional Lenders
Dec 7, 2005
—
Ept Downreit INC
Signature R/e Equities I LLC
Grant Deed
—
Apr 24, 2002
—
Signature Real Estate Equities
—
Deed Of Trust
related
$5,598,000 · Owens Mortgage Investment Fund
Apr 2, 2001
—
Signature Real Estates Equitie
—
Grant Deed
related
$7,800,000 · Owens Financial Group INC
Jul 3, 2000
—
Signature Real Estates Equitie
Signature Theatres LLC
Quit Claim Deed
related
—
May 2, 2000
—
Signature Theatres LLC
Wf Cinema Holdings LP
Grant Deed
$8,500,000 · Owens Financial Group INC
Jan 31, 2000
—
Wf Cinema Holdings LP
Weststar Real Estate INC
Grant Deed
related
—
Dec 31, 1997
$3,480,000
Weststar Real Estate
Cinamerica Theatres LP
Grant Deed
$150,000,000 · Canadian Imperial Bank Commerc
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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