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Property profile & analytics
OFF-MARKET
Estimated value
$2,860,000
Warehouses
1541 Buttonwillow Ave Reedley, CA 93654-9319
Entity Owned
19-yr Hold
Free & Clear
Property ID
US09-2928745
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1968
Construction
WOOD
Total area
22,834 SF
Lot
6.66 ac (290,109 SF)
Zoning code
MP
APN
370-070-54
UPID
US09-2928745
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
$3.45M
Blend (final)
Blend
$2.86M
Owner & transaction history
Georgia-pacific Corrugated LLC · 19 yrs held
Georgia-pacific Corrugated LLC
since 2007
4 recorded transactions
Zoning & alternative use
MP · Reedley, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The purpose of MP district is to provide a wider variety of land uses that are more land intensive manufacturing uses than allowed in the ML Zone District and appropriate for light industrial and manufacturing, warehousing, offices, and assembly uses, Land uses allowed in the ML zone will not create objectionable noise, smoke, odor, dust, noxious gases, glar…
Zone name
Planned Industrial District
General category
INDUSTRIAL
Zone area
65.57 ac
Source
Realmo
Top alternative use upside
Medical building
$4.5M
+111.1%
Office building
$3.9M
+83.4%
Auto repair, garage
$3.4M
+58.9%
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 Reedley submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Reedley 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
WAREHOUSE, STORAGE
$2,110,000
Current use
MEDICAL BUILDING
$4,455,000
Change: +111% · Conversion: Difficult
OFFICE BUILDING
$3,870,000
Change: +83% · Conversion: Difficult
AUTO REPAIR, GARAGE
$3,350,000
Change: +59% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$2,905,000
Change: +38% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$2,435,000
Change: +15% · Conversion: Easy
Blend value · Realmo final
$2.86M
Range $2.57M – $3.15M · ±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
$125 / 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
$96,461
Tax year 2024
Assessed value
$8,257,685
Assessed 2024
Previous assessed
$8,257,685
+0.0% YoY
Effective rate
1.17%
On assessed value
Assessed land
$580,525
Assessed improvement
$7,677,160
Applied tax rate
8.0000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1968
Construction
WOOD
Heating
NONE
Stories
1
Total area
22,834 SF
Lot
6.66 ac (290,109 SF)
Zoning code
MP
APN
370-070-54
UPID
US09-2928745
Jurisdiction
FRESNO
Zoning & alternative use
MP · Reedley, CAZoning MP · permitted uses
MP · Reedley, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The purpose of MP district is to provide a wider variety of land uses that are more land intensive manufacturing uses than allowed in the ML Zone District and appropriate for light industrial and manufacturing, warehousing, offices, and assembly uses, Land uses allowed in the ML zone will not create objectionable noise, smoke, odor, dust, noxious gases, glare, heat, vibration, or industrial wastes
Zone name
Planned Industrial District
General category
INDUSTRIAL
Zone area
65.57 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$2.1M
MEDICAL BUILDING
Est. value
$4.5M
OFFICE BUILDING
Est. value
$3.9M
AUTO REPAIR, GARAGE
Est. value
$3.4M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.9M
INDUSTRIAL (GENERAL)
Est. value
$2.4M
WAREHOUSE, STORAGE Current
MEDICAL BUILDING
OFFICE BUILDING
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
1968
Construction
WOOD
Heating
NONE
Stories
1
Lot
6.66 ac
Current owner
From public records · entity-resolved
Georgia-pacific Corrugated LLC
Entity
Free & Clear · 19 yrs held
Mailing address
PO BOX 105681, ATLANTA, GA 30348-5681
Ownership since
2007
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 25, 2007
—
Georgia-pacific Corrugated LLC
Georgia-pacific Corp
Quit Claim Deed
related
—
Apr 22, 1996
$595,000
Georgia-pacific Corp
Anderson & Middleton Lumber Co
Grant Deed
—
Jun 20, 1989
$500,000
Anderson
Fibreboard,fores
Grant Deed
—
Jan 27, 1981
—
—
—
Grant 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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