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Property profile & analytics
OFF-MARKET
Estimated value
$7,000,000
Retail space
1225 Herndon Ave Clovis, CA 93612-0459
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-3870273
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2012
Construction
TILT-UP CONCRETE
Total area
49,429 SF
Lot
5.5 ac (239,580 SF)
Zoning code
C2
APN
562-142-71
UPID
US09-3870273
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
-
DICK'S Sporting Goods (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$7.00M
Owner & transaction history
Vitamin Shoppe Industries LLC · 3 yrs held
Vitamin Shoppe Industries LLC
since 2022
4 recorded transactions
Zoning & alternative use
C2 · Clovis, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$10.5M
+9.8%
Office building
$10.0M
+3.9%
Medical building
$9.6M
+0.5%
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 Clovis submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Clovis 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
$9,595,000
Current use
RESTAURANT
$10,535,000
Change: +10% · Conversion: Easy
OFFICE BUILDING
$9,965,000
Change: +4% · Conversion: Easy
MEDICAL BUILDING
$9,640,000
Change: +1% · Conversion: Difficult
Blend value · Realmo final
$7.00M
Range $6.30M – $7.70M · ±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
$142 / 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
$92,537
Tax year 2023
Assessed value
$7,621,187
Assessed 2023
Previous assessed
$7,621,187
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$1,379,649
Assessed improvement
$6,241,538
Applied tax rate
1.0000
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
2012
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
2
Bathrooms
3
Total area
49,429 SF
Lot
5.5 ac (239,580 SF)
Zoning code
C2
APN
562-142-71
UPID
US09-3870273
Jurisdiction
FRESNO
Zoning & alternative use
C2 · Clovis, CA
Zoning C2 · permitted uses
C2 · Clovis, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Clovis. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$9.6M
RESTAURANT
Est. value
$10.5M
OFFICE BUILDING
Est. value
$10.0M
MEDICAL BUILDING
Est. value
$9.6M
RETAIL STORES Current
RESTAURANT
OFFICE BUILDING
MEDICAL 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
2012
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
2
Bathrooms
3
Lot
5.5 ac
Current owner
From public records · entity-resolved
Vitamin Shoppe Industries LLC
Entity
Mailing address
195 S C ST STE #200, TUSTIN, CA 92780-3666
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 26, 2022
—
Vitamin Shoppe Industries LLC
Clovis Herndon Center II LLC
Lease
—
Jul 24, 2013
—
Clovis-herndon Center II LLC
Clovis-herndon Center LLC
Quit Claim Deed
$30,000,000 · Key Bank NA
Apr 1, 2008
—
Owner Name Unavailable
Owner Name Unavailable
Quit Claim Deed
related
—
—
—
Clovis-herndon Center LLC
—
Deed Of Trust
related
$25,200,000 · Key Bank NA
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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