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Property profile & analytics
OFF-MARKET
Estimated value
$715,000
Grocery and convenience stores
1220 10th Ave Hanford, CA 93230-3430
Trust Owned
1-yr Hold
Free & Clear
Property ID
US10-3011940
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
1968
Construction
TILT-UP CONCRETE
Total area
3,920 SF
Lot
0.39 ac (17,134 SF)
Zoning code
MC
APN
010-121-031-000
UPID
US10-3011940
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
-
Charlie’s Tacos Restaurant
-
Sierra Liquor Grocery & Convenience Store Food Market
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$595k
Comparable Approach
Comparable
$800k
Blend (final)
Blend
$715k
Owner & transaction history
Johal Family Revocable Trust · 1 yrs held
Johal Family Revocable Trust
since 2025
Last sale
$16,000
7 recorded transactions
Zoning & alternative use
MC · Hanford, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$720,000
+54.3%
Commercial (general)
$520,000
+10.9%
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 Hanford submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Hanford 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%
$645,000
6.5%
$595,000
7%
$555,000
Alternative Use
Use
Estimation
RETAIL STORES
$470,000
Current use
OFFICE BUILDING
$720,000
Change: +54% · Conversion: Easy
COMMERCIAL (GENERAL)
$520,000
Change: +11% · Conversion: Easy
Blend value · Realmo final
$715k
Range $644k – $787k · ±10% · vs last sale $16k (May 7 2025)
Last sale anchor
$16k
May 7 2025
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
$182 / 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
$7,493
Tax year 2024
Assessed value
$692,180
Assessed 2024
Previous assessed
$692,180
+0.0% YoY
Effective rate
1.08%
On assessed value
Assessed land
$165,000
Assessed improvement
$527,180
Applied tax rate
2.0000
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
GROCERY, SUPERMARKET
Status
Off-Market
Year built
1968
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
CENTRAL
Stories
1
Bathrooms
1
Total area
3,920 SF
Lot
0.39 ac (17,134 SF)
Zoning code
MC
APN
010-121-031-000
UPID
US10-3011940
Jurisdiction
KINGS
Zoning & alternative use
MC · Hanford, CAZoning MC · permitted uses
MC · Hanford, 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
$470,000
OFFICE BUILDING
Est. value
$720,000
COMMERCIAL (GENERAL)
Est. value
$520,000
RETAIL STORES Current
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
1968
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Bathrooms
1
Lot
0.39 ac
Current owner
From public records · entity-resolved
Johal Family Revocable Trust
Trust
Free & Clear · 1 yrs held
Mailing address
1220 N 10TH AVE, HANFORD, CA 93230-3430
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 20, 2025
—
Johal Family Revocable Trust
Tejinder S Johal
Deed
related
—
May 7, 2025
—
Tejinder S Johal
Tejinder S Johal
Deed
related
—
Oct 29, 2004
$16,000
Tejinder S Johal
Nijjer,harvender S
Grant Deed
—
Oct 29, 2004
—
Tejinder S Johal
Johal,balbir K
Quit Claim Deed
related
—
Dec 3, 2002
$137,000
Harvender S Nijjer
Sandhu,satvir
Grant Deed
related
$140,050 · Satvir Sandhu
Oct 9, 2000
$60,000
Satvir Sandhu
Virk,bahadur
Grant Deed
related
$65,689 · Seller
Mar 8, 2000
—
Bahadur Virk
Virk,ramandeep
Quit Claim Deed
related
$66,321 · Seller
Mar 8, 2000
$121,500
Virk,bahadur
Singh,lakha
Trustees Deed
related
—
Feb 21, 1997
—
Lakha Singh
Singh,lakha & Rashem
Quit Claim Deed
related
—
Dec 16, 1996
—
Lakha Singh
Singh,lakha
Quit Claim Deed
related
—
Jun 25, 1996
$179,500
Singh,lakha
Chol O,su
Trustees Deed
related
$155,874 · Santa Cota INC
Jun 25, 1996
—
Singh,lakha
Kaur,gurinder
Trustees Deed
related
—
Apr 1, 1992
$460,000
Chol O Su
Forrester,donald
Grant Deed
$400,000 · Interstate Exchan
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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