Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$945,000
Grocery and convenience stores
16010 Ave 328 Ivanhoe, CA 93235-1602
Individually Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-5970829
Property profile
Verified
Property type
Grocery and convenience stores
Use group
CONVENIENCE STORE
Year built
1979
Construction
TILT-UP CONCRETE
Total area
4,167 SF
Lot
0.65 ac (28,500 SF)
Zoning code
C-2
APN
107-230-037-000
UPID
US09-5970829
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
-
Primo Water Refill Big Box & Wholesale Store
-
Ivanhoe Speedy Mart Grocery & Convenience Store
-
ATM Atm
-
Triple R Gas Station
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$995k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.24M
Blend (final)
Blend
$945k
Owner & transaction history
Nadia Aroush · 5 yrs held
Nadia Aroush
since 2021
Last sale
$935,000
7 recorded transactions
Zoning & alternative use
C-2 · Ivanhoe, 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 Ivanhoe submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Ivanhoe 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
$925,000
ML approach
$995,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$945k
Range $851k – $1.04M · ±10% · vs last sale $935k (Jul 19 2021)
Last sale anchor
$935k
Jul 19 2021
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
$227 / 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
$8,715
Tax year 2024
Assessed value
$812,585
Assessed 2024
Previous assessed
$812,585
+0.0% YoY
Effective rate
1.07%
On assessed value
Assessed land
$247,862
Assessed improvement
$564,723
Applied tax rate
153.0000
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
Grocery and convenience stores
Use group
CONVENIENCE STORE
Status
Off-Market
Year built
1979
Construction
TILT-UP CONCRETE
Heating
CENTRAL
Cooling
CENTRAL
Buildings
1
Stories
1
Units
1
Bathrooms
2
Total area
4,167 SF
Lot
0.65 ac (28,500 SF)
Zoning code
C-2
APN
107-230-037-000
UPID
US09-5970829
Jurisdiction
TULARE
Zoning & alternative use
C-2 · Ivanhoe, CA
Zoning C-2 · permitted uses
C-2 · Ivanhoe, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Ivanhoe. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1979
Construction
TILT-UP CONCRETE
Heating
CENTRAL
Cooling
Yes
Stories
1
Buildings
1
Units
1
Bathrooms
2
Lot
0.65 ac
Current owner
From public records · entity-resolved
Nadia Aroush
Individual
Mailing address
17356 TROSA ST, GRANADA HILLS, CA 91344-1064
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 19, 2021
—
Nadia Aroush
Nadia Aroush
Intrafamily Transfer
related
—
Mar 1, 2016
—
Nadia Aroush
Aroush,nadia
Quit Claim Deed
related
—
Nov 19, 2015
—
Nadia Aroush
Hourany,nizar
Quit Claim Deed
related
—
Aug 5, 2005
$935,000
Rami Khazal
Royston,bill G & Roena M
Grant Deed
$735,000 · Bill G & Roena M Royston
Jul 30, 1999
—
Bill G Royston
—
Grant Deed
related
$265,000 · Bank Of The Sierra
—
—
Bill G Royston
—
Deed Of Trust
related
$160,000 · Westamerica Bank
—
—
Bill G Royston
—
Deed Of Trust
related
$307,000 · Bank Of The Sierra
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 16010 Ave 328?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
