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Property profile & analytics
OFF-MARKET
Estimated value
$610,000
Grocery and convenience stores
10610 Mtn Vw Ave Selma, CA 93662-9476
Trust Owned
16-yr Hold
~
Est. High Equity
Property ID
US09-0579633
Property profile
Verified
Property type
Grocery and convenience stores
Use group
CONVENIENCE STORE
Year built
1995
Construction
WOOD
Total area
3,804 SF
Lot
1.5 ac (65,340 SF)
Zoning code
CM
APN
393-180-60
UPID
US09-0579633
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
by Request
CAP Approach
CAP
$810k
Comparable Approach
Comparable
$424k
Blend (final)
Blend
$610k
Owner & transaction history
Singh N & K Family Trust · 16 yrs held
Singh N & K Family Trust
since 2010
7 recorded transactions
Zoning & alternative use
CM · Selma, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$790,000
+861.2%
Office building
$450,000
+445.5%
Auto repair, garage
$405,000
+394.7%
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 Selma submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Selma 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
by Request
CAP Approach
CAP Return
Estimation
6%
$880,000
6.5%
$810,000
7%
$755,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$790,000
Change: +861% · Conversion: Easy
OFFICE BUILDING
$450,000
Change: +445% · Conversion: Moderate
AUTO REPAIR, GARAGE
$405,000
Change: +395% · Conversion: Difficult
Blend value · Realmo final
$610k
Range $549k – $671k · ±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
$160 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$10,549
Tax year 2023
Assessed value
$879,013
Assessed 2023
Previous assessed
$879,013
+0.0% YoY
Effective rate
1.20%
On assessed value
Assessed land
$118,174
Assessed improvement
$760,839
Applied tax rate
11.0000
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
CONVENIENCE STORE
Status
Off-Market
Year built
1995
Construction
WOOD
Heating
NONE
Stories
1
Total area
3,804 SF
Lot
1.5 ac (65,340 SF)
Zoning code
CM
APN
393-180-60
UPID
US09-0579633
Jurisdiction
FRESNO
Zoning & alternative use
CM · Selma, CA
Zoning CM · permitted uses
CM · Selma, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Selma. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$790,000
OFFICE BUILDING
Est. value
$450,000
AUTO REPAIR, GARAGE
Est. value
$405,000
COMMERCIAL (GENERAL)
OFFICE BUILDING
AUTO REPAIR, GARAGE
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
1995
Construction
WOOD
Heating
NONE
Stories
1
Lot
1.5 ac
Current owner
From public records · entity-resolved
Singh N & K Family Trust
Trust
Mailing address
PO BOX 83, KINGSBURG, CA 93631-0083
Ownership since
2010
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 11, 2010
—
Singh N & K Family Trust
Singh,narinder & Kanta
Quit Claim Deed
related
—
Apr 12, 2000
—
Narinder Singh
—
Grant Deed
related
$475,000 · Bank Of The Sierra
Mar 15, 2000
$362,500
Narinder Singh
Doyle,donald C & Barbara R
Grant Deed
$122,352 · Seller
—
—
Warinder Singh
—
Deed Of Trust
related
$309,000 · Bank Of The Sierra
—
—
Singh N & K Family Trust
—
Deed Of Trust
related
—
—
—
Narinder Singh
—
Deed Of Trust
related
$173,000 · Fresno Certified Dev Corp
—
—
Narinder Singh
—
Deed Of Trust
related
$750,000 · Bank Of The Sierra
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.
Try Rey
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