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Property profile & analytics
OFF-MARKET
Estimated value
$4,495,000
Super regional malls
899 Roseburg Ave Modesto, CA 95350-5059
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US09-0568259
Property profile
Verified
Property type
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Year built
1966
Construction
TILT-UP CONCRETE
Total area
23,251 SF
Lot
1.6 ac (69,696 SF)
APN
118-013-051-000
UPID
US09-0568259
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.31M
CAP Approach
CAP
$6.09M
Comparable Approach
Comparable
$3.64M
Blend (final)
Blend
$4.50M
Owner & transaction history
Marbett Corporation · 3 yrs held
Marbett Corporation
since 2022
Last sale
$4.7M
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$7.1M
+34.1%
Apartment house (5+ units)
$6.8M
+27.9%
Industrial (general)
$5.6M
+5.5%
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
$4,345,000
ML approach
$4,305,000
CAP Approach
CAP Return
Estimation
6%
$6,590,000
6.5%
$6,085,000
7%
$5,650,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$5,315,000
Current use
COMMERCIAL (GENERAL)
$7,130,000
Change: +34% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$6,800,000
Change: +28% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$5,610,000
Change: +6% · Conversion: Difficult
Blend value · Realmo final
$4.50M
Range $4.05M – $4.94M · ±10% · vs last sale $4.67M (Jul 29 2022)
Last sale anchor
$4.67M
Jul 29 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
$193 / 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
$25,891
Tax year 2024
Assessed value
$2,272,317
Assessed 2024
Previous assessed
$2,272,317
+0.0% YoY
Effective rate
1.14%
On assessed value
Assessed land
$578,621
Assessed improvement
$1,693,696
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
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Status
Off-Market
Year built
1966
Construction
TILT-UP CONCRETE
Heating
CENTRAL
Cooling
CENTRAL
Stories
2
Total area
23,251 SF
Lot
1.6 ac (69,696 SF)
APN
118-013-051-000
UPID
US09-0568259
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
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$5.3M
COMMERCIAL (GENERAL)
Est. value
$7.1M
APARTMENT HOUSE (5+ UNITS)
Est. value
$6.8M
INDUSTRIAL (GENERAL)
Est. value
$5.6M
NEIGHBORHOOD: SHOPPING CENTER Current
COMMERCIAL (GENERAL)
APARTMENT HOUSE (5+ UNITS)
INDUSTRIAL (GENERAL)
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
1966
Construction
TILT-UP CONCRETE
Heating
CENTRAL
Cooling
Yes
Stories
2
Lot
1.6 ac
Current owner
From public records · entity-resolved
Marbett Corporation
Entity
Mailing address
PO BOX 750097, PETALUMA, CA 94975-0097
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 29, 2022
—
Marbett Corporation
Marbett Corporation
Intrafamily Transfer
related
$2,500,000 · Citizens Business Bank
Jul 31, 2015
—
Marbett Corporation
Marbett Corporation
Intrafamily Transfer
related
—
Jun 30, 2000
$4,670,000
Marbett Corp
Roseburg Square Partners LP
Grant Deed
$2,800,000 · Secore Financial Corp
Feb 25, 1998
—
Newport/first Partners LP
Kenlow Corp
Grant Deed
related
$3,600,000 · Wells Fargo Bank
Nov 25, 1992
—
Kenlow Corp
—
Grant Deed
related
$650,000 · Pacific Valley National Bank
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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