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Property profile & analytics
OFF-MARKET
Grocery and convenience stores
13981 Ada St Armona, CA 93202-9768
Trust Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-3257677
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
1987
Construction
TYPE NOT SPECIFIED
Total area
5,360 SF
Lot
0.62 ac (27,025 SF)
Zoning code
CN
APN
017-210-035-000
UPID
US09-3257677
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
-
Allstar Mini Mart Grocery & Convenience Store
-
G E M Fitness / Gracie Jiu Jitsu Armona Gym & Fitness Center
-
Primo Water Refill Big Box & Wholesale Store
-
ACADEMY WEST INSURANCE Insurance Agency
-
ATM (Allstar Mini Mart) Grocery & Convenience 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
by Request
Owner & transaction history
Sidhu-kaur Trust · 5 yrs held
Sidhu-kaur Trust
since 2020
Last sale
$371,818
7 recorded transactions
Zoning & alternative use
CN · Armona, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Armona submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Armona 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$4,361
Tax year 2024
Assessed value
$395,662
Assessed 2024
Previous assessed
$395,662
+0.0% YoY
Effective rate
1.10%
On assessed value
Assessed land
$64,000
Assessed improvement
$331,662
Applied tax rate
51.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
1987
Construction
TYPE NOT SPECIFIED
Heating
NONE
Cooling
CENTRAL
Bathrooms
4
Total area
5,360 SF
Lot
0.62 ac (27,025 SF)
Zoning code
CN
APN
017-210-035-000
UPID
US09-3257677
Jurisdiction
KINGS
Zoning & alternative use
CN · Armona, CAZoning CN · permitted uses
CN · Armona, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
1987
Construction
TYPE NOT SPECIFIED
Heating
NONE
Cooling
Yes
Bathrooms
4
Lot
0.62 ac
Current owner
From public records · entity-resolved
Sidhu-kaur Trust
Trust
Mailing address
15085 SW AVE, CARUTHERS, CA 93609-9736
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 1, 2026
—
Sidhu-kaur Revocable Trust
—
Deed
related
$1,785,000 · Valleytrust Federal Credit Union
Dec 9, 2022
—
Kuldeep Sidhu
—
Deed
related
$3,000,000 · Fresno First Bank
Sep 25, 2020
—
Sidhu-kaur Trust
Kuldeep Sidhu
Quit Claim Deed
related
—
Sep 9, 2020
—
Kuldeep Sidhu
Kuldeep S Sidhu
Quit Claim Deed
related
—
Oct 10, 2019
—
Kuldeep S Sidhu
—
Deed
related
$502,661 · State Water Rsrcs Control Boar
Sep 22, 2006
—
Kuldeep S Sidhu
Singh,palwinder
Grant Deed
related
—
Jan 17, 2003
—
Kuldeep S Sidhu
Sidhu,kuldeep S & Sukhminder K
Quit Claim Deed
related
—
Dec 3, 2001
—
Palwinder Singh
Kaur,paramjit
Quit Claim Deed
related
—
Dec 3, 2001
$371,818
Kuldeep S Sidhu
Kim,john K & Ok S
Grant Deed
$260,000 · California Stockmens Bank
Jan 20, 1989
$560,000
John K Kim
Moniko Intl Corp
Grant Deed
—
—
—
Kuldeep S Sidhu
—
Deed Of Trust
related
$502,661 · State Water Rsrcs Control Boar
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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