Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$710,000
Retail space
1140 Van Ness Ave Fresno, CA 93728-3462
Individually Owned
20-yr Hold
~
Est. High Equity
Property ID
US09-0061706
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1998
Construction
WOOD
Total area
6,487 SF
Lot
0.48 ac (21,000 SF)
Zoning code
CMS
APN
452-042-13
UPID
US09-0061706
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
-
Kill Cupid Fresno Tattoo & Piercing Shop
-
Family Car Title Loans Loan Service
-
Mint Bar & Pub
-
Coalition For Clean Air Association Or Organization
-
Sunset Nightclub Bar & Pub
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$798k
Blend (final)
Blend
$710k
Owner & transaction history
Hagopian George & Lydia Tr · 20 yrs held
Hagopian George & Lydia Tr
since 2005
7 recorded transactions
Zoning & alternative use
CMS · Fresno, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.0M
+61.1%
Apartment house (5+ units)
$935,000
+50.5%
Industrial (general)
$910,000
+46.9%
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 Fresno submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Fresno 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$620,000
Current use
AUTO REPAIR, GARAGE
$1,000,000
Change: +61% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$935,000
Change: +50% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$910,000
Change: +47% · Conversion: Difficult
OFFICE BUILDING
$830,000
Change: +34% · Conversion: Easy
Blend value · Realmo final
$710k
Range $639k – $781k · ±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
$109 / 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
$9,677
Tax year 2023
Assessed value
$750,000
Assessed 2023
Previous assessed
$750,000
+0.0% YoY
Effective rate
1.29%
On assessed value
Assessed land
$150,000
Assessed improvement
$600,000
Applied tax rate
5.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1998
Construction
WOOD
Heating
NONE
Stories
1
Units
5
Total area
6,487 SF
Lot
0.48 ac (21,000 SF)
Zoning code
CMS
APN
452-042-13
UPID
US09-0061706
Jurisdiction
FRESNO
Zoning & alternative use
CMS · Fresno, CA
Zoning CMS · permitted uses
CMS · Fresno, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Fresno. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$620,000
AUTO REPAIR, GARAGE
Est. value
$1.0M
APARTMENT HOUSE (5+ UNITS)
Est. value
$935,000
INDUSTRIAL (GENERAL)
Est. value
$910,000
OFFICE BUILDING
Est. value
$830,000
RETAIL STORES Current
AUTO REPAIR, GARAGE
APARTMENT HOUSE (5+ UNITS)
INDUSTRIAL (GENERAL)
OFFICE BUILDING
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
1998
Construction
WOOD
Heating
NONE
Stories
1
Units
5
Lot
0.48 ac
Current owner
From public records · entity-resolved
Hagopian George & Lydia Tr
Individual
Mailing address
PO BOX 4346, WEST HILLS, CA 91308-4346
Ownership since
2005
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 23, 2005
—
Hagopian George & Lydia Tr
Hagopian George & Lydia
Quit Claim Deed
related
$275,000 · California Bank & Trust
Nov 29, 2005
$850,000
Hagopian Family 2004 Trust
Tower D-too
Grant Deed
$60,000 · John M Shamshoian
Nov 29, 2005
—
Steven C Fenton
Tower D-too
Grant Deed
—
Jan 26, 1998
—
Tower D-too
—
Grant Deed
related
$356,300 · United Security Bank
Oct 29, 1997
$189,000
Tower D-too
Smith,russell G
Grant Deed
—
Jul 8, 1991
$95,000
Russell G Smith
Deming,richard W
Grant Deed
—
Sep 14, 1990
$167,000
Deming,richard W
Smith,russell G
Trustees Deed
$95,000 · Capitol Thrift & Loan
Oct 2, 1989
$120,000
Lyle Wallace
Dow,alice
Grant Deed
$98,000
—
—
Tower-d-too
—
Deed Of Trust
related
$356,299 · United Security Bank
—
—
Richard W Deming
—
Deed Of Trust
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 1140 Van Ness Ave?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
