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Property profile & analytics
OFF-MARKET
Estimated value
$510,000
Retail space
1473 Lyon Ave, Mendota, CA 93640
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US09-2588468
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1970
Construction
WOOD
Total area
3,216 SF
Lot
38.8 ac (1,690,128 SF)
Zoning code
TWR
APN
019-100-68S
UPID
US09-2588468
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
-
Buhler Country Store Department Store
-
Harrer county store Grocery & Convenience Store Food Market
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$510k
CAP Approach
CAP
$640k
Comparable Approach
Comparable
$556k
Blend (final)
Blend
$510k
Owner & transaction history
Pappas Family Ranches II LP · 1 yrs held
Pappas Family Ranches II LP
since 2024
Last sale
$510,000
7 recorded transactions
Zoning & alternative use
TWR · Mendota, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$625,000
+81.2%
Office building
$545,000
+57.4%
Auto repair, garage
$470,000
+36.4%
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 Mendota submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Mendota 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
$510,000
ML approach
$510,000
CAP Approach
CAP Return
Estimation
6%
$695,000
6.5%
$640,000
7%
$595,000
Alternative Use
Use
Estimation
RETAIL STORES
$345,000
Current use
MEDICAL BUILDING
$625,000
Change: +81% · Conversion: Difficult
OFFICE BUILDING
$545,000
Change: +57% · Conversion: Easy
AUTO REPAIR, GARAGE
$470,000
Change: +36% · Conversion: Difficult
Blend value · Realmo final
$510k
Range $459k – $561k · ±10% · vs last sale $510k (May 13 2024)
Last sale anchor
$510k
May 13 2024
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
$159 / 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
$6,724
Tax year 2023
Assessed value
$601,872
Assessed 2023
Previous assessed
$601,872
+0.0% YoY
Effective rate
1.12%
On assessed value
Assessed land
$149,734
Assessed improvement
$452,138
Applied tax rate
140.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1970
Construction
WOOD
Heating
NONE
Cooling
REFRIGERATOR
Stories
1
Bathrooms
3
Total area
3,216 SF
Lot
38.8 ac (1,690,128 SF)
Zoning code
TWR
APN
019-100-68S
UPID
US09-2588468
Jurisdiction
FRESNO
Zoning & alternative use
TWR · Mendota, CA
Zoning TWR · permitted uses
TWR · Mendota, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Mendota. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$345,000
MEDICAL BUILDING
Est. value
$625,000
OFFICE BUILDING
Est. value
$545,000
AUTO REPAIR, GARAGE
Est. value
$470,000
RETAIL STORES Current
MEDICAL BUILDING
OFFICE BUILDING
AUTO REPAIR, GARAGE
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
1970
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Bathrooms
3
Lot
38.8 ac
Current owner
From public records · entity-resolved
Pappas Family Ranches II LP
Entity
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 6, 2024
—
Pappas Family Ranches II LP
Pappas Farming Company I LP
Correction Deed
related
—
May 13, 2024
—
Pappas Farming Company II LP
Pappas Farming Company I LP
Intrafamily Transfer
related
—
Jun 24, 2019
—
Pappas Family Farms I LP +
—
Grant Deed
related
$21,000,000 · Fresno-madera Production Credi
Feb 28, 2014
—
Pappas Farming Co II LP
Pappas Farming Co I LP
Quit Claim Deed
—
Feb 4, 2013
—
Pappas Farming Co I LP
—
Deed Of Trust
related
$4,000,000 · Fresno-madera Federal Land Bk
Mar 22, 2006
$510,000
Pappas Farming Co I
Buhler Country Store INC
Grant Deed
$360,000 · Buhler Country Store INC
Jun 7, 1982
—
Buhler Country Store INC
Owner Name Unavailable
Grant Deed
related
—
—
—
Pappas Family Farms I LP
—
Deed Of Trust
related
$10,184,000 · Fresno Madera Fed'l Land Bk
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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