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Property profile & analytics
OFF-MARKET
Estimated value
$17,225,000
Specialty properties
1715 Alluvial Ave 101 Fresno, CA 93720-3600
Individually Owned
5-yr Hold
~
Est. High Equity
Property ID
US09-3170209
Property profile
Verified
Property type
Specialty properties
Use group
CHARITABLE ORGANIZATION
Year built
1989
Construction
WOOD
Total area
158,426 SF
Lot
5.31 ac (231,303 SF)
Zoning code
RS5
APN
404-050-21
UPID
US09-3170209
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
-
Pacifica Senior Living Fresno Nursing Home Retirement Community
-
Pacifica Senior Care - Front Entrance Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$10.88M
Blend (final)
Blend
$17.23M
Owner & transaction history
Fiske Pacwica Fresnolp · 5 yrs held
Fiske Pacwica Fresnolp
since 2021
Last sale
$17.4M
7 recorded transactions
Zoning & alternative use
RS5 · Fresno, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$17.8M
+110.0%
Industrial (general)
$17.2M
+103.3%
Medical building
$14.4M
+69.8%
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 Fresno submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Fresno 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
$16,830,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$17,765,000
Change: +110% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$17,190,000
Change: +103% · Conversion: Difficult
MEDICAL BUILDING
$14,360,000
Change: +70% · Conversion: Difficult
RESTAURANT
$14,175,000
Change: +68% · Conversion: Difficult
OFFICE BUILDING
$13,765,000
Change: +63% · Conversion: Difficult
Blend value · Realmo final
$17.23M
Range $15.50M – $18.95M · ±10% · vs last sale $17.43M (Feb 2 2021)
Last sale anchor
$17.43M
Feb 2 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
$109 / 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
$181,632
Tax year 2023
Assessed value
$14,929,740
Assessed 2023
Previous assessed
$14,929,740
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$1,924,740
Assessed improvement
$13,005,000
Applied tax rate
5.0000
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
Specialty properties
Use group
CHARITABLE ORGANIZATION
Status
Off-Market
Year built
1989
Construction
WOOD
Heating
NONE
Cooling
REFRIGERATOR
Stories
2
Units
172
Bathrooms
2
Total area
158,426 SF
Lot
5.31 ac (231,303 SF)
Zoning code
RS5
APN
404-050-21
UPID
US09-3170209
Jurisdiction
FRESNO
Zoning & alternative use
RS5 · Fresno, CA
Zoning RS5 · permitted uses
RS5 · Fresno, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Fresno. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
AUTO REPAIR, GARAGE
Est. value
$17.8M
INDUSTRIAL (GENERAL)
Est. value
$17.2M
MEDICAL BUILDING
Est. value
$14.4M
RESTAURANT
Est. value
$14.2M
OFFICE BUILDING
Est. value
$13.8M
AUTO REPAIR, GARAGE
INDUSTRIAL (GENERAL)
MEDICAL BUILDING
RESTAURANT
OFFICE BUILDING
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
1989
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
2
Units
172
Bathrooms
2
Lot
5.31 ac
Current owner
From public records · entity-resolved
Fiske Pacwica Fresnolp
Individual
Mailing address
1775 HANCOCK ST STE #200, SAN DIEGO, CA 92110-2036
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
Feb 2, 2021
$17,425,000
Fiske Pacwica Fresnolp
Hcp 1132 Carrtngton Cherry Hills Ll
Grant Deed
$27,763,871 · Synovus Bank
Dec 26, 2006
—
Hcp Hb2 Carrington-cherry Hill
Cnl Retirement Hb2 Ca
Grant Deed
—
Feb 18, 2004
$13,973,500
Cnl Retirement Hb2 Ca LP
Integrated Management Carringt
Grant Deed
related
—
May 2, 2003
—
Integrated Mgmt-carrington Pt
Integrated Mgmt-carrington Pt
Quit Claim Deed
related
$74,000,000 · Collateral Mortgage Capital
Dec 21, 1995
$11,411,000
Integrated Management Carringt
Liberty/carrington Pointe LP
Grant Deed
related
—
Dec 5, 1988
$9,718,101
Pointe Liberty/carrington
Unknown
Grant Deed
—
—
—
Hcp Hb2 Carrington-cherry Hill
—
Deed Of Trust
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.
Try Rey
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