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Property profile & analytics
OFF-MARKET
Estimated value
$5,575,000
Manufacturing properties
437 Mcclure Rd Modesto, CA 95357-0519
Entity Owned
3-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-2200558
Property profile
Verified
Property type
Manufacturing properties
Use group
FOOD PROCESSING
Year built
1992
Construction
TILT-UP CONCRETE
Total area
50,013 SF
Lot
6 ac (261,360 SF)
APN
036-015-055-000
UPID
US09-2200558
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
-
Newly Weds Foods Inc Industrial Manufacturer Production Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$5.17M
CAP Approach
CAP
$7.33M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$5.58M
Owner & transaction history
Newly Weds Foods INC · 3 yrs held
Newly Weds Foods INC
since 2022
Last sale
$5.9M
3 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
$5,440,000
ML approach
$5,170,000
CAP Approach
CAP Return
Estimation
6%
$7,940,000
6.5%
$7,330,000
7%
$6,805,000
Blend value · Realmo final
$5.58M
Range $5.02M – $6.13M · ±10% · vs last sale $5.85M (Nov 1 2022)
Last sale anchor
$5.85M
Nov 1 2022
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
$111 / 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
$91,209
Tax year 2024
Assessed value
$7,967,860
Assessed 2024
Previous assessed
$7,967,860
+0.0% YoY
Effective rate
1.14%
On assessed value
Assessed land
$1,691,160
Assessed improvement
$6,276,700
Applied tax rate
59.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Manufacturing properties
Use group
FOOD PROCESSING
Status
Off-Market
Year built
1992
Construction
TILT-UP CONCRETE
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Units
1
Total area
50,013 SF
Lot
6 ac (261,360 SF)
APN
036-015-055-000
UPID
US09-2200558
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
Building & site characteristics
From public records
Year built
1992
Construction
TILT-UP CONCRETE
Heating
CENTRAL
Cooling
Yes
Stories
1
Units
1
Lot
6 ac
Current owner
From public records · entity-resolved
Newly Weds Foods INC
Entity
Free & Clear · 3 yrs held
Mailing address
8550 W BRYN MAWR AVE STE #100, CHICAGO, IL 60631-3201
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
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
Nov 1, 2022
$5,850,000
Newly Weds Foods INC
Angell Realty IV LLC
Grant Deed
—
Jan 4, 2005
—
Angell Realty IV LLC
Newly Weds Foods INC
Grant Deed
—
Feb 24, 1994
—
Seasonings Heller
Apex Property Ex
Grant Deed
related
—
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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