Entity Owned Property summary
AI-generated overview
The property consists of approximately 40.71 acres (about 1,773,327 square feet) of fully improved, industrial-zoned land with rail service. It is located near CA-180 with connections to CA-99 and I-5, providing access to major highways in the surrounding area. Public utilities are stubbed at the site and along the street serving the property, including a 10-inch water line stubbed to the parcel and a 6-inch sewer line stubbed in the street on the north side. An active Union Pacific rail line, operated by San Joaquin Valley Railroad (SJVR), runs in service of the property’s rail access.
Property profile
Verified
Property type
Manufacturing properties
Use group
FACTORY (MANUFACTURING)
Year built
1986
Construction
TILT-UP CONCRETE
Total area
268,401 SF
Lot
17.71 ac (771,447 SF)
Zoning code
ML*TWR
APN
332-042-68
UPID
US10-2740632
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Distribution Center
-
Industrial Manufacturer Production Facility
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$53.37M
Comparable Approach
Comparable
$39.40M
Blend (final)
Blend
$40.37M
Owner & transaction history
since 2024
3 recorded transactions
Zoning & alternative use
ML*TWR · Sanger, CA
Top alternative use upside
Restaurant
$57.2M
+100.1%
Medical building
$52.4M
+83.1%
Office building
$45.5M
+59.0%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
7 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
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Summary
1
Valuation conclusion
Included free
Estimated market value
$40.37M
Value range
$36.33M – $44.40M
±10% around blend
Estimated value / SF
$150 / SF
Confidence
Property data
100
Market benchmarks
33
Comparable evidence
60
$36.33M
blend $40.37M
$44.40M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
268,401 SF
Lot area
17.71 ac
Year built
1986
Stories
2
APN
332-042-68
Zoning
ML*TWR
Assessed value
$24,667,200
Annual tax
$300,016
3
Income approach: direct capitalization
Partial preview
Income approach indication
$53.37M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$57.82M
@ 6.5% CAP return
$53.37M
@ 7% CAP return
$49.56M
4
Sales comparison
Partial preview
Sales approach indication
$39.40M
Range $11.13M – $67.78M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$40.37M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 88 sales
$107
+41%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $150/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Restaurant
Gross theoretical uplift
+100%
vs current-use indication
Medical Building
Office Building
Auto Repair, Garage
Apartment House (5+ Units)
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Market rates by use type
PDF export
Professional Plan · 30 reports
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Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$24.67M
Move the market yield to see immediate price impact.
Value / SF
$92
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$1.55M
$31.08M
$22.20M
$17.27M
$1.73M
$34.53M
$24.67M
$19.19M
$1.90M
$37.99M
$27.13M
$21.10M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$300,016
Tax year 2024
Assessed value
$24,667,200
Assessed 2024
Previous assessed
$24,667,200
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$1,956,891
Assessed improvement
$22,710,309
Applied tax rate
9.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Manufacturing properties
Use group
FACTORY (MANUFACTURING)
Status
Off-Market
Year built
1986
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
2
Total area
268,401 SF
Lot
17.71 ac (771,447 SF)
Zoning code
ML*TWR
APN
332-042-68
UPID
US10-2740632
Jurisdiction
FRESNO
Zoning & alternative use
ML*TWR · Sanger, CAZoning ML*TWR · permitted uses
ML*TWR · Sanger, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1986
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
2
Lot
17.71 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
ML*TWR
Jurisdiction
Sanger, CA
Recorded code
ML*TWR
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for ML*TWR in Sanger, CA.
What opens after registration
Zoning profile
2 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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