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Property profile & analytics
OFF-MARKET
Estimated value
$1,195,000
Retail space
1602 10th St Reedley, CA 93654-2912
Individually Owned
1-yr Hold
~
Est. High Equity
Property ID
US09-1810757
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1958
Construction
TILT-UP CONCRETE
Total area
10,769 SF
Lot
0.43 ac (18,750 SF)
Zoning code
CC
APN
368-171-01
UPID
US09-1810757
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
$1.12M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.17M
Blend (final)
Blend
$1.20M
Owner & transaction history
Rick Lynn Ewens · 1 yrs held
Rick Lynn Ewens
since 2025
Last sale
$1.3M
6 recorded transactions
Zoning & alternative use
CC · Reedley, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The Central and Community Commercial Zone District (CC Zone District) is intended to be applied both to the central commercial core of the City and to community commercial areas outside of the central core, as designated by the General Plan
Zone name
Central And Community Commercial
General category
COMMERCIAL
Zone area
225.15 ac
Source
Realmo
Top alternative use upside
Office building
$1.8M
+123.6%
Auto repair, garage
$1.6M
+93.8%
Apartment house (5+ units)
$1.4M
+67.8%
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
$1,195,000
ML approach
$1,115,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$815,000
Current use
OFFICE BUILDING
$1,825,000
Change: +124% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,580,000
Change: +94% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$1,370,000
Change: +68% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$1,145,000
Change: +41% · Conversion: Difficult
Blend value · Realmo final
$1.20M
Range $1.08M – $1.31M · ±10% · vs last sale $1.30M (Jan 28 2025)
Last sale anchor
$1.30M
Jan 28 2025
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
$111 / 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
$23,552
Tax year 2023
Assessed value
$1,991,254
Assessed 2023
Previous assessed
$1,991,254
+0.0% YoY
Effective rate
1.18%
On assessed value
Assessed land
$153,171
Assessed improvement
$1,838,083
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1958
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
10,769 SF
Lot
0.43 ac (18,750 SF)
Zoning code
CC
APN
368-171-01
UPID
US09-1810757
Jurisdiction
FRESNO
Zoning & alternative use
CC · Reedley, CAZoning CC · permitted uses
CC · Reedley, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The Central and Community Commercial Zone District (CC Zone District) is intended to be applied both to the central commercial core of the City and to community commercial areas outside of the central core, as designated by the General Plan
Zone name
Central And Community Commercial
General category
COMMERCIAL
Zone area
225.15 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$815,000
OFFICE BUILDING
Est. value
$1.8M
AUTO REPAIR, GARAGE
Est. value
$1.6M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.4M
INDUSTRIAL (GENERAL)
Est. value
$1.1M
RETAIL STORES Current
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
1958
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.43 ac
Current owner
From public records · entity-resolved
Rick Lynn Ewens
Individual
Mailing address
7404 74TH ST CT NW, GIG HARBOR, WA 98335-6696
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 28, 2025
$1,300,000
Rick Lynn Ewens
Jeffrey S Teather
Grant Deed
$250,000 · Jeffrey S Teather Etux
May 14, 2014
$1,692,000
Jeffrey S Teather
Riley Development III LLC
Grant Deed
$1,026,000 · Oak Valley Community Bank
Jan 31, 2014
$790,000
Riley Development III LLC
Martin S Nahigian
Grant Deed
$1,096,500 · Stearns Bank NA
Jul 26, 2013
—
Nahigian,eliot S Trust
Nahigian,eliot S
Quit Claim Deed
related
—
Sep 21, 2012
—
Marian A Wells
Vart Arlene E Trust
Quit Claim Deed
related
—
Jul 5, 2012
—
Nahigian Nuvart Trust
Nahigian,nuvart
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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