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Property profile & analytics
OFF-MARKET
Estimated value
$2,170,000
Industrial properties
10609 Goshen Ave Visalia, CA 93291-9579
Individually Owned
2-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-6067940
Property profile
Verified
Property type
Industrial properties
Use group
LUMBERYARD, BUILDING MATERIALS
Year built
1996
Construction
STEEL FRAME
Total area
14,400 SF
Lot
5.5 ac (239,580 SF)
Zoning code
M1
APN
073-160-023-000
UPID
US09-6067940
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
$2.29M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.73M
Blend (final)
Blend
$2.17M
Owner & transaction history
American Incorporated · 2 yrs held
American Incorporated
since 2024
Last sale
$2.2M
2 recorded transactions
Zoning & alternative use
M1 · Visalia, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$3.1M
+112.7%
Apartment house (5+ units)
$2.9M
+96.2%
Office building
$2.2M
+51.1%
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 Visalia submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Visalia 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
$2,045,000
ML approach
$2,290,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
LUMBERYARD, BUILDING MATERIALS
$1,475,000
Current use
MEDICAL BUILDING
$3,140,000
Change: +113% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$2,895,000
Change: +96% · Conversion: Difficult
OFFICE BUILDING
$2,230,000
Change: +51% · Conversion: Difficult
RETAIL STORES
$2,220,000
Change: +50% · Conversion: Difficult
Blend value · Realmo final
$2.17M
Range $1.95M – $2.39M · ±10% · vs last sale $2.18M (Nov 1 2023)
Last sale anchor
$2.18M
Nov 1 2023
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
$151 / 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
$25,476
Tax year 2024
Assessed value
$2,380,017
Assessed 2024
Previous assessed
$2,380,017
+0.0% YoY
Effective rate
1.07%
On assessed value
Assessed land
$212,818
Assessed improvement
$2,167,199
Applied tax rate
6.0000
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
Industrial properties
Use group
LUMBERYARD, BUILDING MATERIALS
Status
Off-Market
Year built
1996
Construction
STEEL FRAME
Heating
CENTRAL
Cooling
CENTRAL
Stories
2
Total area
14,400 SF
Lot
5.5 ac (239,580 SF)
Zoning code
M1
APN
073-160-023-000
UPID
US09-6067940
Jurisdiction
TULARE
Zoning & alternative use
M1 · Visalia, CA
Zoning M1 · permitted uses
M1 · Visalia, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Visalia. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
LUMBERYARD, BUILDING MATERIALS Current
Est. value
$1.5M
MEDICAL BUILDING
Est. value
$3.1M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.9M
OFFICE BUILDING
Est. value
$2.2M
RETAIL STORES
Est. value
$2.2M
LUMBERYARD, BUILDING MATERIALS Current
MEDICAL BUILDING
APARTMENT HOUSE (5+ UNITS)
OFFICE BUILDING
RETAIL STORES
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
1996
Construction
STEEL FRAME
Heating
CENTRAL
Cooling
Yes
Stories
2
Lot
5.5 ac
Current owner
From public records · entity-resolved
American Incorporated
Individual
Free & Clear · 2 yrs held
Mailing address
1345 N AMERICAN ST, VISALIA, CA 93291-9334
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 11, 2024
—
American Incorporated
Bt Oh LLC
Re-recorded Document
related
—
Nov 1, 2023
$2,175,000
American Incorporated
Bt Oh LLC
Grant Deed
—
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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