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Property profile & analytics
OFF-MARKET
Estimated value
$9,840,000
Grocery and convenience stores
4120 Dl Rd Modesto, CA 95356-9232
Trust Owned
8-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-5002969
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
2002
Construction
TILT-UP CONCRETE
Total area
52,398 SF
Lot
1.83 ac (79,714 SF)
APN
078-066-008-000
UPID
US09-5002969
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
-
Accord Dental Dental Office
-
Fit Republic Gym & Fitness Center
-
No Limits Disc Jockey Service Nightclub Music Venue
-
Vanbelle's ATA Black Belt Academy Training Center Sports School
-
McDonald's Restaurant Take-out & Catering
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$12.50M
Comparable Approach
Comparable
$10.22M
Blend (final)
Blend
$9.84M
Owner & transaction history
Obrien,charles M Tr It Trust · 8 yrs held
Obrien,charles M Tr It Trust
since 2017
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$15.3M
+93.2%
Commercial (general)
$14.4M
+81.1%
Industrial (general)
$12.6M
+59.4%
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%
$13,545,000
6.5%
$12,500,000
7%
$11,610,000
Alternative Use
Use
Estimation
RETAIL STORES
$7,930,000
Current use
APARTMENT HOUSE (5+ UNITS)
$15,325,000
Change: +93% · Conversion: Difficult
COMMERCIAL (GENERAL)
$14,365,000
Change: +81% · Conversion: Easy
INDUSTRIAL (GENERAL)
$12,640,000
Change: +59% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$11,980,000
Change: +51% · Conversion: Moderate
Blend value · Realmo final
$9.84M
Range $8.86M – $10.82M · ±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
$188 / 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
$85,202
Tax year 2024
Assessed value
$7,451,526
Assessed 2024
Previous assessed
$7,451,526
+0.0% YoY
Effective rate
1.14%
On assessed value
Assessed land
$1,432,053
Assessed improvement
$6,019,473
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
2002
Construction
TILT-UP CONCRETE
Heating
NONE
Total area
52,398 SF
Lot
1.83 ac (79,714 SF)
APN
078-066-008-000
UPID
US09-5002969
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
RETAIL STORES Current
Est. value
$7.9M
APARTMENT HOUSE (5+ UNITS)
Est. value
$15.3M
COMMERCIAL (GENERAL)
Est. value
$14.4M
INDUSTRIAL (GENERAL)
Est. value
$12.6M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$12.0M
RETAIL STORES Current
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
2002
Construction
TILT-UP CONCRETE
Heating
NONE
Lot
1.83 ac
Current owner
From public records · entity-resolved
Obrien,charles M Tr It Trust
Trust
Mailing address
305 GREENWICH LN, MODESTO, CA 95350-1424
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 29, 2017
$2,229,500
Obrien,charles M Tr It Trust
Obrien Charles M Separate (tr)
Grant Deed
related
$2,229,318 · Property Charles M S Tr(pt)
Mar 30, 2006
—
Obrien Charles M Trust
Obrien,charles
Quit Claim Deed
related
—
—
—
Obrien,charles M Trust
—
Deed Of Trust
related
$2,725,000 · Bank Of The West
—
—
Obrien,charles M Trust
—
Deed Of Trust
related
$1,350,000 · Bank Of The West
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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