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Property profile & analytics
OFF-MARKET
Estimated value
$3,255,000
Retail space
4201 Dl Rd Modesto, CA 95356-9767
Entity Owned
20-yr Hold
~
Est. High Equity
Property ID
US09-0193825
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2001
Construction
WOOD
Total area
14,992 SF
Lot
1.44 ac (62,726 SF)
APN
078-067-010-000
UPID
US09-0193825
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
-
Walgreens Photo (Bike/Boat/Book/etc) Store
-
FedEx OnSite Postal Service Courier Service
-
COVID-19 Drive-Thru Testing at Walgreens Pharmacy
-
Walgreens Pharmacy
-
Walgreens Pharmacy Pharmacy
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$3.58M
Comparable Approach
Comparable
$3.82M
Blend (final)
Blend
$3.26M
Owner & transaction history
Marisa Corp · 20 yrs held
Marisa Corp
since 2006
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$4.9M
+115.2%
Apartment house (5+ units)
$4.4M
+93.2%
Commercial (general)
$4.1M
+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%
$3,875,000
6.5%
$3,575,000
7%
$3,320,000
Alternative Use
Use
Estimation
RETAIL STORES
$2,270,000
Current use
MEDICAL BUILDING
$4,885,000
Change: +115% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$4,385,000
Change: +93% · Conversion: Difficult
COMMERCIAL (GENERAL)
$4,110,000
Change: +81% · Conversion: Easy
INDUSTRIAL (GENERAL)
$3,615,000
Change: +59% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$3,430,000
Change: +51% · Conversion: Moderate
Blend value · Realmo final
$3.26M
Range $2.93M – $3.58M · ±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
$217 / 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
$32,567
Tax year 2024
Assessed value
$2,927,804
Assessed 2024
Previous assessed
$2,927,804
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$1,588,098
Assessed improvement
$1,339,706
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
2001
Construction
WOOD
Heating
NONE
Total area
14,992 SF
Lot
1.44 ac (62,726 SF)
APN
078-067-010-000
UPID
US09-0193825
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
$2.3M
MEDICAL BUILDING
Est. value
$4.9M
APARTMENT HOUSE (5+ UNITS)
Est. value
$4.4M
COMMERCIAL (GENERAL)
Est. value
$4.1M
INDUSTRIAL (GENERAL)
Est. value
$3.6M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.4M
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
2001
Construction
WOOD
Heating
NONE
Lot
1.44 ac
Current owner
From public records · entity-resolved
Marisa Corp
Entity
Mailing address
PO BOX 1159, DEERFIELD, IL 60015-6002
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 7, 2006
$5,780,000
Marisa Corp
Rupert Pupkin Properties Modes
Grant Deed
—
Mar 19, 2004
—
Pupkin Properties Modes Rupert
Dale Pelandale Land Partners
Grant Deed
related
—
—
—
Dale Pelandale Land Associates
—
Deed Of Trust
related
$3,152,000 · Key Bank NA
—
—
Dale Pelandale Land Associates
—
Deed Of Trust
related
$3,043,605 · California Bank & Trust
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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