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Property profile & analytics
OFF-MARKET
Estimated value
$880,000
Grocery and convenience stores
1411 10th Ave Hanford, CA 93230-3046
Trust Owned
9-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-3014219
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
2023
Construction
WOOD FRAME
Total area
4,800 SF
Lot
0.81 ac (35,284 SF)
Zoning code
CN
APN
014-161-027-000
UPID
US10-3014219
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
-
Grullense Market Grocery & Convenience Store Food Market
-
Grullense market, inc. Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$730k
Comparable Approach
Comparable
$980k
Blend (final)
Blend
$880k
Owner & transaction history
Neves,carl F JR & M 2014 Trust · 9 yrs held
Neves,carl F JR & M 2014 Trust
since 2016
7 recorded transactions
Zoning & alternative use
CN · Hanford, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$885,000
+54.3%
Commercial (general)
$635,000
+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%
$790,000
6.5%
$730,000
7%
$680,000
Alternative Use
Use
Estimation
RETAIL STORES
$575,000
Current use
OFFICE BUILDING
$885,000
Change: +54% · Conversion: Easy
COMMERCIAL (GENERAL)
$635,000
Change: +11% · Conversion: Easy
Blend value · Realmo final
$880k
Range $792k – $968k · ±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
$183 / 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
$11,974
Tax year 2024
Assessed value
$1,106,121
Assessed 2024
Previous assessed
$1,106,121
+0.0% YoY
Effective rate
1.08%
On assessed value
Assessed land
$76,587
Assessed improvement
$1,029,534
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
2023
Construction
WOOD FRAME
Heating
NONE
Cooling
CENTRAL
Stories
1
Rooms
6
Bathrooms
1
Total area
4,800 SF
Lot
0.81 ac (35,284 SF)
Zoning code
CN
APN
014-161-027-000
UPID
US10-3014219
Jurisdiction
KINGS
Zoning & alternative use
CN · Hanford, CAZoning CN · permitted uses
CN · 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
$575,000
OFFICE BUILDING
Est. value
$885,000
COMMERCIAL (GENERAL)
Est. value
$635,000
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
2023
Construction
WOOD FRAME
Heating
NONE
Cooling
Yes
Stories
1
Rooms
6
Bathrooms
1
Lot
0.81 ac
Current owner
From public records · entity-resolved
Neves,carl F JR & M 2014 Trust
Trust
Mailing address
16388 HANFORD ARMONA RD, LEMOORE, CA 93245-9527
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 9, 2016
—
Neves,carl F JR & M 2014 Trust
Neves Carl F & M JR Trust
Quit Claim Deed
related
$100,000 · Golden St Farm Credit Flca
Jan 21, 2015
$25,000
Victoriano Michel
Gator Properties LLC
Grant Deed
$25,000 · Gator Properties LLC
May 7, 2013
—
Gator Properties LLC
Neves Carl F & M JR Trust
Grant Deed
—
Nov 15, 2012
$96,000
Gator Properties LLC
Neves,carl & Marilyn
Grant Deed
$26,000 · Carl & Marilyn Neves
Jun 13, 2006
—
Carl F Neves JR.
Neves,carl F & Marilyn
Quit Claim Deed
related
—
Oct 4, 2005
$222,500
Carl Neves
Bettencourt,roman & Shelly
Grant Deed
—
Nov 12, 2002
—
Lonna Vessels
Vessels,gary
Quit Claim Deed
related
—
Nov 12, 2002
$113,500
Roman Bettencourt
Moore,marilyn
Grant Deed
—
Jun 4, 1998
—
Stanley Beck
Beck,lila L
Quit Claim Deed
related
—
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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