16293 Ave 295 Farmersville, CA 93223
Entity Owned
4-yr Hold
Absentee Owner
Free & Clear
Estimated value (blended)
$1.44M
Range $1.29M – $1.58M (±10%)
Implied cap rate
4.30%
In-place · NOI ÷ last sale
Property ID
US09-5855511
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1997
Construction
TILT-UP CONCRETE
Total area
4,320 SF
Lot
1.04 ac (45,302 SF)
Zoning code
C-2
APN
128-250-010-000
UPID
US09-5855511
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.44M
CAP Approach
CAP
$950k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.44M
Owner & transaction history
since 2021
Last sale
$1.5M
3 recorded transactions
Zoning & alternative use
C-2 · Farmersville, CA
Top alternative use upside
Neighborhood: shopping center
$1.7M
+216.2%
Commercial (general)
$1.1M
+92.0%
Medical building
$870,000
+58.9%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 3 comparables with addresses
3 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$1.44M
Value range
$1.29M – $1.58M
±10% around blend
Estimated value / SF
$332 / SF
Confidence
Low
3 county-verified comps
Property data
88
Market benchmarks
33
Comparable evidence
30
$1.29M
blend $1.44M
$1.58M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
4,320 SF
Lot area
1.04 ac
Year built
1997
Stories
1
APN
128-250-010-000
Assessed value
$514,998
Annual tax
$5,829
3
Income approach: direct capitalization
Partial preview
Income approach indication
$950k
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$1.03M
@ 6.5% CAP return
$950k
@ 7% CAP return
$880k
4
Sales comparison
Partial preview
Sales approach indication
$398k
Weighted, 3 comps · low confidence
Evidence
3 found · 3 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
21.6 mi away · 4,771 SF
23.1 mi away · 4,411 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$1.44M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 193 sales
$127
+162%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $332/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Neighborhood: Shopping Center
Gross theoretical uplift
+216%
vs current-use indication
Commercial (general)
Medical Building
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 3 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
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Overview
Implied cap rate
4.30%
Implied, in-place cap rate for this retail space
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 4.30%
9.0%
NOI (est.)
$102k *
Last sale · Sep 2021
$1.45M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$2.36M
Move the market yield to see immediate price impact.
Value / SF
$546
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
3.80%4.30%4.80%
$91k
$2.40M
$2.12M
$1.90M
$102k
$2.67M
$2.36M
$2.11M
$112k
$2.94M
$2.60M
$2.33M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
3 found
Low confidence · county-verified
Closest comparable
$335k
11.4 mi · Apr 2026 · $94/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$5,829
Tax year 2024
Assessed value
$514,998
Assessed 2024
Previous assessed
$514,998
+0.0% YoY
Effective rate
1.13%
On assessed value
Assessed land
$93,636
Assessed improvement
$421,362
Applied tax rate
8.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
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
1997
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
1
Rooms
6
Bathrooms
2
Total area
4,320 SF
Lot
1.04 ac (45,302 SF)
Zoning code
C-2
APN
128-250-010-000
UPID
US09-5855511
Jurisdiction
TULARE
Zoning & alternative use
C-2 · Farmersville, CAZoning C-2 · permitted uses
C-2 · Farmersville, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1997
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Rooms
6
Bathrooms
2
Lot
1.04 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
C-2
Jurisdiction
Farmersville, CA
Recorded code
C-2
Ownership Intelligence
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Owner identityResolved entity and name variants
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Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
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