New search
Property profile & analytics
OFF-MARKET
Estimated value
$660,000
Retail space
1822 Van Ness Ave, Fresno, CA 93721-1133
Entity Owned
8-yr Hold
~
Est. High Equity
Property ID
US09-2781473
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1950
Construction
TILT-UP CONCRETE
Total area
6,028 SF
Lot
0.13 ac (5,750 SF)
Zoning code
DTN
APN
466-131-07
UPID
US09-2781473
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
-
Mystic Music (Bike/Boat/Book/etc) Store
-
Wilfred Reilly Photography Studio (Bike/Boat/Book/etc) Store Photography Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$886k
Blend (final)
Blend
$660k
Owner & transaction history
Vine Venture Capital LLC · 8 yrs held
Vine Venture Capital LLC
since 2018
7 recorded transactions
Zoning & alternative use
DTN · Fresno, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$930,000
+71.9%
Office building
$860,000
+59.4%
Industrial (general)
$850,000
+56.8%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$540,000
Current use
AUTO REPAIR, GARAGE
$930,000
Change: +72% · Conversion: Difficult
OFFICE BUILDING
$860,000
Change: +59% · Conversion: Easy
INDUSTRIAL (GENERAL)
$850,000
Change: +57% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$770,000
Change: +43% · Conversion: Difficult
Blend value · Realmo final
$660k
Range $594k – $726k · ±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
$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
$11,308
Tax year 2023
Assessed value
$874,914
Assessed 2023
Previous assessed
$874,914
+0.0% YoY
Effective rate
1.29%
On assessed value
Assessed land
$49,213
Assessed improvement
$825,701
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1950
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
2
Total area
6,028 SF
Lot
0.13 ac (5,750 SF)
Zoning code
DTN
APN
466-131-07
UPID
US09-2781473
Jurisdiction
FRESNO
Zoning & alternative use
DTN · Fresno, CA
Zoning DTN · permitted uses
DTN · 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
RETAIL STORES Current
Est. value
$540,000
AUTO REPAIR, GARAGE
Est. value
$930,000
OFFICE BUILDING
Est. value
$860,000
INDUSTRIAL (GENERAL)
Est. value
$850,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$770,000
RETAIL STORES Current
AUTO REPAIR, GARAGE
OFFICE BUILDING
INDUSTRIAL (GENERAL)
APARTMENT HOUSE (5+ UNITS)
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
1950
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
2
Lot
0.13 ac
Current owner
From public records · entity-resolved
Vine Venture Capital LLC
Entity
Mailing address
6160 N VAN NESS BLVD, FRESNO, CA 93711-1207
Ownership since
2018
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
Mar 21, 2018
$800,000
Vine Venture Capital LLC
Assemi Massoud & Johanna L Tr
Grant Deed
related
—
Dec 21, 2012
—
Assemi M & J L Family Trust
Assemi Corp INC
Quit Claim Deed
related
—
Aug 10, 2012
—
Assemi Corp INC
Kismet Sylvia Living Trust
Grant Deed
—
Jul 6, 2012
—
Sylvia Kismet
Kismet,sylvia
Quit Claim Deed
related
—
Oct 7, 2009
—
Charles G Kismet
Kismet,charles G & Sylvia
Quit Claim Deed
related
—
Aug 13, 1979
—
Charles Garbis Kismet
—
Grant Deed
related
—
—
—
Assemi,m & J L Family Trust
—
Deed Of Trust
related
$315,000 · Premier Valley 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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