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Property profile & analytics
OFF-MARKET
Estimated value
$3,185,000
Office buildings
1600 Draper St Kingsburg, CA 93631-1911
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US09-2690762
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1991
Construction
WOOD
Total area
19,088 SF
Lot
0.69 ac (30,000 SF)
Zoning code
C2
APN
396-102-16
UPID
US09-2690762
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
-
Van Beurden Insurance Services, Inc. Insurance Agency
-
Covered California Certified Agent - John Knerr Insurance Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$3.76M
Comparable Approach
Comparable
$3.09M
Blend (final)
Blend
$3.19M
Owner & transaction history
Vb Investments · 3 yrs held
Vb Investments
since 2023
5 recorded transactions
Zoning & alternative use
C2 · Kingsburg, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$4.1M
+25.8%
Medical building
$3.7M
+15.1%
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 Kingsburg submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Kingsburg 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%
$4,070,000
6.5%
$3,760,000
7%
$3,490,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$3,235,000
Current use
RESTAURANT
$4,070,000
Change: +26% · Conversion: Moderate
MEDICAL BUILDING
$3,725,000
Change: +15% · Conversion: Easy
AUTO REPAIR, GARAGE
$2,805,000
Change: -13% · Conversion: Difficult
Blend value · Realmo final
$3.19M
Range $2.87M – $3.50M · ±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
$167 / 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
$24,031
Tax year 2023
Assessed value
$2,100,000
Assessed 2023
Previous assessed
$2,100,000
+0.0% YoY
Effective rate
1.14%
On assessed value
Assessed land
$250,000
Assessed improvement
$1,850,000
Applied tax rate
6.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
1991
Construction
WOOD
Heating
NONE
Cooling
REFRIGERATOR
Stories
2
Total area
19,088 SF
Lot
0.69 ac (30,000 SF)
Zoning code
C2
APN
396-102-16
UPID
US09-2690762
Jurisdiction
FRESNO
Zoning & alternative use
C2 · Kingsburg, CA
Zoning C2 · permitted uses
C2 · Kingsburg, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Kingsburg. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$3.2M
RESTAURANT
Est. value
$4.1M
MEDICAL BUILDING
Est. value
$3.7M
AUTO REPAIR, GARAGE
Est. value
$2.8M
OFFICE BUILDING Current
RESTAURANT
MEDICAL 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
1991
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
2
Lot
0.69 ac
Current owner
From public records · entity-resolved
Vb Investments
Entity
Mailing address
1600 DRAPER ST, KINGSBURG, CA 93631-1911
Mailing matches property
Yes
Owner-occupied
Yes
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 17, 2023
—
Vb Investments
Vbw Investments
Grant Deed
—
Jan 16, 2004
—
Vbw Investments
Kingsburg Vbmw Investments
Grant Deed
related
—
—
—
Vbw Investments
—
Deed Of Trust
related
$1,200,000 · Bank Of America
—
—
Kingsburg Vbmw Investments
—
Deed Of Trust
related
$1,400,000 · Bank Of America
—
—
Vbw Investments
—
Deed Of Trust
related
$5,000,000 · Wells Fargo 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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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