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Property profile & analytics
OFF-MARKET
Estimated value
$860,000
Office buildings
1331 Wishon Ave Fresno, CA 93728
Entity Owned
2-yr Hold
Free & Clear
Property ID
US09-0595334
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1953
Construction
WOOD
Total area
8,268 SF
Lot
0.6 ac (26,136 SF)
Zoning code
RM2
APN
451-183-17
UPID
US09-0595334
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
$865k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$890k
Blend (final)
Blend
$860k
Owner & transaction history
The Pointe At Wishon LLC · 2 yrs held
The Pointe At Wishon LLC
since 2023
Last sale
$717,500
7 recorded transactions
Zoning & alternative use
RM2 · Fresno, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.3M
+20.3%
Apartment house (5+ units)
$1.2M
+12.4%
Industrial (general)
$1.2M
+9.7%
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
$890,000
ML approach
$865,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,060,000
Current use
AUTO REPAIR, GARAGE
$1,275,000
Change: +20% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$1,190,000
Change: +12% · Conversion: Easy
INDUSTRIAL (GENERAL)
$1,165,000
Change: +10% · Conversion: Difficult
Blend value · Realmo final
$860k
Range $774k – $946k · ±10% · vs last sale $718k (Aug 2 2023)
Last sale anchor
$718k
Aug 2 2023
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
$104 / 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
$7,028
Tax year 2023
Assessed value
$535,500
Assessed 2023
Previous assessed
$535,500
+0.0% YoY
Effective rate
1.31%
On assessed value
Assessed land
$163,200
Assessed improvement
$372,300
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1953
Construction
WOOD
Heating
NONE
Stories
1
Total area
8,268 SF
Lot
0.6 ac (26,136 SF)
Zoning code
RM2
APN
451-183-17
UPID
US09-0595334
Jurisdiction
FRESNO
Zoning & alternative use
RM2 · Fresno, CA
Zoning RM2 · permitted uses
RM2 · 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
OFFICE BUILDING Current
Est. value
$1.1M
AUTO REPAIR, GARAGE
Est. value
$1.3M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.2M
INDUSTRIAL (GENERAL)
Est. value
$1.2M
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
APARTMENT HOUSE (5+ UNITS)
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
1953
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.6 ac
Current owner
From public records · entity-resolved
The Pointe At Wishon LLC
Entity
Free & Clear · 2 yrs held
Mailing address
4426 E KINGS CYN RD, FRESNO, CA 93702-3605
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 2, 2023
$717,500
The Pointe At Wishon LLC
Roxd Holdings I LLC
Grant Deed
—
Apr 25, 2022
$525,000
Roxford Holdings I LLC
Joseph P Collins
Grant Deed
—
Sep 14, 2015
$310,000
Joseph P Collins
Silver Grey Exchange LLC
Grant Deed
—
Dec 30, 2014
$3,027,273
Silver Grey Exchange LLC
United Sec Bk
Grant Deed
—
Jun 19, 2014
$335,000
United Sec Bk
Wt Capital Lender Services
Trustees Deed
related
—
Mar 28, 2007
—
Galen College Of California
—
Trustees Deed
related
$197,589 · United Security Bank
Mar 14, 2006
—
Galen College Of California
Galen College Of California INC
Quit Claim Deed
related
$452,500 · United Security Bank
Apr 27, 2000
—
Galen College Of California
Cobb Investments Co
Grant Deed
$25,000 · United Security Bank
—
—
Galen College Of California
—
Deed Of Trust
related
$159,269 · United Security Bank
—
—
Galen College Of California
—
Deed Of Trust
related
$156,269 · United Security Bank
—
—
Galen College Of California
—
Deed Of Trust
related
$50,000 · United Security Bank
—
—
Galen College Of California
—
Deed Of Trust
related
$167,219 · United Security 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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