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Property profile & analytics
OFF-MARKET
Estimated value
$935,000
Grocery and convenience stores
10990 14th Ave Armona, CA 93202
Entity Owned
14-yr Hold
~
Est. High Equity
Property ID
US09-2746988
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
1955
Construction
TYPE NOT SPECIFIED
Total area
6,940 SF
Lot
0.45 ac (19,400 SF)
Zoning code
CC
APN
017-050-022-000
UPID
US09-2746988
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
-
Royal Food Grocery & Convenience Store Food Market
-
ATM Atm
-
TNT Fireworks Department Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.06M
Comparable Approach
Comparable
$877k
Blend (final)
Blend
$935k
Owner & transaction history
Royal Food Armona INC · 14 yrs held
Royal Food Armona INC
since 2011
3 recorded transactions
Zoning & alternative use
CC · Armona, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.3M
+61.3%
Office building
$1.3M
+53.0%
Commercial (general)
$910,000
+9.6%
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 Armona submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Armona 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%
$1,145,000
6.5%
$1,055,000
7%
$980,000
Alternative Use
Use
Estimation
RETAIL STORES
$830,000
Current use
RESTAURANT
$1,335,000
Change: +61% · Conversion: Easy
OFFICE BUILDING
$1,270,000
Change: +53% · Conversion: Easy
COMMERCIAL (GENERAL)
$910,000
Change: +10% · Conversion: Easy
Blend value · Realmo final
$935k
Range $842k – $1.03M · ±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
$135 / 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
$7,855
Tax year 2024
Assessed value
$712,658
Assessed 2024
Previous assessed
$712,658
+0.0% YoY
Effective rate
1.10%
On assessed value
Assessed land
$121,910
Assessed improvement
$590,748
Applied tax rate
51.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
1955
Construction
TYPE NOT SPECIFIED
Heating
NONE
Stories
1
Total area
6,940 SF
Lot
0.45 ac (19,400 SF)
Zoning code
CC
APN
017-050-022-000
UPID
US09-2746988
Jurisdiction
KINGS
Zoning & alternative use
CC · Armona, CAZoning CC · permitted uses
CC · Armona, CA
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
$830,000
RESTAURANT
Est. value
$1.3M
OFFICE BUILDING
Est. value
$1.3M
COMMERCIAL (GENERAL)
Est. value
$910,000
RETAIL STORES Current
RESTAURANT
OFFICE BUILDING
COMMERCIAL (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
1955
Construction
TYPE NOT SPECIFIED
Heating
NONE
Stories
1
Lot
0.45 ac
Current owner
From public records · entity-resolved
Royal Food Armona INC
Entity
Mailing address
PO BOX 1554, ARMONA, CA 93202-1554
Ownership since
2011
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 12, 2011
$550,000
Royal Food Armona INC
Richard F Maccagno
Grant Deed
$650,000 · Corporate America Lending INC
Dec 7, 2006
—
Richard Maccagno
Maccagno,richard & Marilyn J
Quit Claim Deed
related
$350,000 · Greenpoint Mortgage Funding
Jul 16, 1998
—
Maccagno Trust
Maccagno,richard F & Marilyn J
Quit Claim Deed
related
—
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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