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Property profile & analytics
OFF-MARKET
Estimated value
$1,515,000
Office buildings
132 Vly Oaks Dr Visalia, CA 93292-6716
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-6054040
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1980
Construction
TILT-UP CONCRETE
Total area
9,766 SF
Lot
0.86 ac (37,665 SF)
Zoning code
CS
APN
098-081-035-000
UPID
US09-6054040
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
by Request
Comparable Approach
Comparable
$1.80M
Blend (final)
Blend
$1.52M
Owner & transaction history
California Water Service Company
California Water Service Company
since 2026
7 recorded transactions
Zoning & alternative use
CS · Visalia, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$2.1M
+39.4%
Apartment house (5+ units)
$2.0M
+28.6%
Retail stores
$1.6M
+3.8%
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 Visalia submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Visalia 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
OFFICE BUILDING
$1,525,000
Current use
MEDICAL BUILDING
$2,130,000
Change: +39% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$1,965,000
Change: +29% · Conversion: Easy
RETAIL STORES
$1,585,000
Change: +4% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$1,320,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$1.52M
Range $1.36M – $1.67M · ±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
$155 / 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
$17,864
Tax year 2024
Assessed value
$1,662,426
Assessed 2024
Previous assessed
$1,662,426
+0.0% YoY
Effective rate
1.07%
On assessed value
Assessed land
$369,427
Assessed improvement
$1,292,999
Applied tax rate
6.0000
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
Office buildings
Use group
PROFESSIONAL BUILDING
Status
Off-Market
Year built
1980
Construction
TILT-UP CONCRETE
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Bathrooms
2
Total area
9,766 SF
Lot
0.86 ac (37,665 SF)
Zoning code
CS
APN
098-081-035-000
UPID
US09-6054040
Jurisdiction
TULARE
Zoning & alternative use
CS · Visalia, CA
Zoning CS · permitted uses
CS · Visalia, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Visalia. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$1.5M
MEDICAL BUILDING
Est. value
$2.1M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.0M
RETAIL STORES
Est. value
$1.6M
INDUSTRIAL (GENERAL)
Est. value
$1.3M
OFFICE BUILDING Current
MEDICAL BUILDING
APARTMENT HOUSE (5+ UNITS)
RETAIL STORES
INDUSTRIAL (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
1980
Construction
TILT-UP CONCRETE
Heating
CENTRAL
Cooling
Yes
Stories
1
Bathrooms
2
Lot
0.86 ac
Current owner
From public records · entity-resolved
California Water Service Company
Entity
Mailing address
2098 E ROYAL DORNOCH AVE, FRESNO, CA 93730-5142
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2026
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
Mar 18, 2026
$1,225,000
California Water Service Company
N Robert Nielsen INC
Grant Deed
—
Jan 18, 2012
$1,350,000
N Robert Nielsen INC
Bullock Living Trust
Grant Deed
—
Aug 27, 2001
—
Bullock Trust
Bullock,steve A & Doris
Quit Claim Deed
related
—
Jan 3, 2001
—
Steve A Bullock
Bullock,steve A
Quit Claim Deed
related
—
Jan 3, 2001
$249,000
Steve A Bullock
Hidden Oaks Development
Quit Claim Deed
related
—
Jun 15, 1999
$515,000
Hidden Oak Development Co
Ruddy & Associates
Grant Deed
$560,000 · Kaweah National Bank
—
—
Bullock Living Trust
—
Deed Of Trust
related
$264,000 · Amerigo Furlan
—
—
Ruddy
—
Deed Of Trust
related
$450,000 · Visalia Community Bank
—
—
Ruddy
—
Deed Of Trust
related
$50,000 · Visalia Community Bank
—
—
Ruddy
—
Deed Of Trust
related
$310,000 · Visalia Community Bank
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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