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    Property profile & analytics

    18486 Tollhouse Rd Clovis, CA 93619

    • Commercial real estate
    • 246.00 lot acres
    OFF-MARKET
    Value Estimations
    Cap Rate Potential
    Location Intelligence
    Property ID
    US09-2963305
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Commercial real estate

    Property Details for 18486 Tollhouse Rd

    Lot size
    246.00 lot acres
    Property type
    Commercial real estate
    APN
    13812105,13811029,13844030,13844031,13844032

    Description

    This expansive 246-acre ranch in Clovis, California, presents a unique investment opportunity. The property boasts five separate Assessor's Parcel Numbers (APN: 13812105, 13811029, 13844030, 13844031, 13844032), offering exceptional versatility and potential for diverse uses. Situated on rolling hills with native oak trees, the land features breathtaking views and spectacular sunsets. Improvements include a charming 3-bedroom, 2-bathroom home (approximately 2119 square feet) with a new roof (2020) and a 2-car attached garage. Ideal for equestrian or livestock operations, the property includes cattle and horse pens, loading chutes, smaller pens, and cross-fencing. A substantial shop features eight open bays and a tack room, providing ample storage. Additional amenities include several seasonal ponds, an automatic gate, two cattle guards, RV parking, and fruit trees. A second access point from Stony Oak provides convenient access. Zoned A1, this property offers endless possibilities, from a serene retreat to a thriving working ranch. The asking price is $2,803,260. Located in Fresno County, CA, zip code 93619.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Clovis
    County
    Fresno
    State
    California
    Longitude
    -119.5127841
    Latitude
    36.9526945

    Comparable in this City

    • $6,950,000

      Hilltop Ranch with 360 Views

      Exclusive ranch featuring a pistachio farm and breathtaking panoramic views.
      13638 Shepherd Ave, Clovis, CA 93619
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    • $1,100,000
      19.55 Acres

      20 Acres in Clovis, CA

      20-acre parcel with mountain views, suitable for hobby farm.
      13351 E Herndon Ave, Clovis, CA 93619
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    • Contact for pricing
      3,344.00 Acres

      3,344 Acres of Pristine Land

      Vast land with potential for community development in Fresno.
      Friant Rd, Fresno, CA 93619
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    • $6,000,000
      Pending

      Clovis Land with Income Potential

      1638.1 acres of grazing land with cell tower leases.
      Auberry Rd, Clovis, CA 93619
      View Details
    • Contact for pricing
      57.25 Acres

      Clovis Residential Land - 57 Acres

      Prime Clovis land, 57 acres, existing home.
      4656 Thompson Ave, Clovis, CA 93619
      View Details
    • $325,000
      0.19 Acres

      Land in Northeast Clovis

      Generous lot for custom home in desirable Clovis location.
      1782 N Preuss Ave, Clovis, CA 93619
      View Details

    Similar Nearby for Sale

    • $6,950,000

      Hilltop Ranch with 360 Views

      Exclusive ranch featuring a pistachio farm and breathtaking panoramic views.
      13638 Shepherd Ave, Clovis, CA 93619
      View Details
    • $1,100,000
      19.55 Acres

      20 Acres in Clovis, CA

      20-acre parcel with mountain views, suitable for hobby farm.
      13351 E Herndon Ave, Clovis, CA 93619
      View Details
    • Contact for pricing
      3,344.00 Acres

      3,344 Acres of Pristine Land

      Vast land with potential for community development in Fresno.
      Friant Rd, Fresno, CA 93619
      View Details
    • $6,000,000
      Pending

      Clovis Land with Income Potential

      1638.1 acres of grazing land with cell tower leases.
      Auberry Rd, Clovis, CA 93619
      View Details
    • Contact for pricing
      57.25 Acres

      Clovis Residential Land - 57 Acres

      Prime Clovis land, 57 acres, existing home.
      4656 Thompson Ave, Clovis, CA 93619
      View Details
    • $325,000
      0.19 Acres

      Land in Northeast Clovis

      Generous lot for custom home in desirable Clovis location.
      1782 N Preuss Ave, Clovis, CA 93619
      View Details

    Similar Nearby for Lease

    • $42 SF/Yr
      181,000 SF

      Loma Vista Marketplace Retail Center

      Clovis, CA Retail Space Available
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      1,060 SF

      Retail Space in Growing Community

      Retail space available within a large master-planned community.
      8281 E Shaw Ave, Clovis, CA 93619
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      1,225 SF

      Retail Space in Loma Vista

      Retail space available within the Loma Vista master-planned community.
      8305 E Shaw Ave, Clovis, CA 93619
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    • Contact for pricing
      10,523 SF

      Clovis Executive Office Suites

      Prime Clovis location, multiple suites available.
      0 Shepherd & Willow Clovis Ca, Clovis, CA 93619
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    • $2 SF/Yr
      1,473 SF

      Retail and Office Space Available

      Retail and office space for lease in Clovis, California.
      8948 N Willow Ave, Clovis, CA 93619
      View Details
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    18486 Tollhouse Rd
    Clovis, CA 93619
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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