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Property profile & analytics
OFF-MARKET
Estimated value
$595,000
Grocery and convenience stores
501 Morris Ave Modesto, CA 95354-0439
Individually Owned
22-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-0062958
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
1922
Construction
WOOD
Total area
3,250 SF
Lot
0.5 ac (21,780 SF)
APN
111-002-095-000
UPID
US09-0062958
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
-
Pj Market (Bike/Boat/Book/etc) Store Wine and Liquor Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$385k
CAP Approach
CAP
$775k
Comparable Approach
Comparable
$727k
Blend (final)
Blend
$595k
Owner & transaction history
Paramjit Singh · 22 yrs held
Paramjit Singh
since 2003
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$850,000
+86.6%
Neighborhood: shopping center
$745,000
+63.2%
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
$385,000
CAP Approach
CAP Return
Estimation
6%
$840,000
6.5%
$775,000
7%
$720,000
Alternative Use
Use
Estimation
RETAIL STORES
$455,000
Current use
COMMERCIAL (GENERAL)
$850,000
Change: +87% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$745,000
Change: +63% · Conversion: Moderate
WAREHOUSE, STORAGE
$370,000
Change: -19% · Conversion: Difficult
Blend value · Realmo final
$595k
Range $536k – $655k · ±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
$183 / 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
$6,375
Tax year 2024
Assessed value
$559,500
Assessed 2024
Previous assessed
$559,500
+0.0% YoY
Effective rate
1.14%
On assessed value
Assessed land
$302,000
Assessed improvement
$257,500
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
1922
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Total area
3,250 SF
Lot
0.5 ac (21,780 SF)
APN
111-002-095-000
UPID
US09-0062958
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
$455,000
COMMERCIAL (GENERAL)
Est. value
$850,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$745,000
WAREHOUSE, STORAGE
Est. value
$370,000
RETAIL STORES Current
COMMERCIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
WAREHOUSE, STORAGE
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
1922
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Lot
0.5 ac
Current owner
From public records · entity-resolved
Paramjit Singh
Individual
Mailing address
5851 WASHINGTON RD, HUGHSON, CA 95326-9356
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2003
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 23, 2003
$500,000
Paramjit Singh
Corrigan,patrick T
Grant Deed
$375,000 · Stockton Management & Dev Corp
Oct 23, 2003
—
Paramjit Singh
Kaur,manpreet
Quit Claim Deed
related
—
Jun 18, 2003
—
Patrick T Corrigan
Lomarey INC Psp
Grant Deed
$332,500 · First National Bank Central Ca
Apr 10, 2003
$382,000
Arthur J Deikman
Samsum,nabila
Trustees Deed
—
Aug 16, 2002
—
Anthony D Avila
Avila,barbara
Quit Claim Deed
related
—
Aug 16, 2002
$50,000
Anthony D Avila
Samsum,nabila
Grant Deed
related
$50,000 · Lomarey INC
Apr 14, 1999
—
Samsum,nabila
Bolis,adil
Trustees Deed
$95,000 · Individual
Apr 14, 1999
$225,000
Samsum,nabila
Ba-eshen,ghazy0mer S
Trustees Deed
—
Mar 31, 1999
—
Ghazy O Ba-eshen
Saleh,omer A
Grant Deed
related
—
—
—
Paramjit Singh
—
Deed Of Trust
related
—
—
—
Paramjit Singh
—
Deed Of Trust
related
$230,000 · Bank Of The Orient
—
—
Nabila Samsum
—
Deed Of Trust
related
$300,000 · Arthur J & Etta Deikman
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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