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Property profile & analytics
OFF-MARKET
Estimated value
$1,060,000
Office buildings
1905 Hillman St Tulare, CA 93274-1601
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-5837122
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
2017
Construction
WOOD
Total area
6,144 SF
Lot
0.14 ac (6,144 SF)
Zoning code
C-3
APN
166-210-008-000
UPID
US09-5837122
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
-
Chicago Title Insurance Co Title Company
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.26M
Comparable Approach
Comparable
$980k
Blend (final)
Blend
$1.06M
Owner & transaction history
Tulare City School District · 2 yrs held
Tulare City School District
since 2024
7 recorded transactions
Zoning & alternative use
C-3 · Tulare, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.5M
+89.0%
Medical building
$1.2M
+56.4%
Retail stores
$875,000
+10.5%
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 Tulare submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Tulare 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%
$1,365,000
6.5%
$1,260,000
7%
$1,170,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$795,000
Current use
COMMERCIAL (GENERAL)
$1,500,000
Change: +89% · Conversion: Easy
MEDICAL BUILDING
$1,240,000
Change: +56% · Conversion: Easy
RETAIL STORES
$875,000
Change: +11% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$835,000
Change: +5% · Conversion: Easy
AUTO REPAIR, GARAGE
$715,000
Change: -10% · Conversion: Difficult
Blend value · Realmo final
$1.06M
Range $954k – $1.17M · ±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
$173 / 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 2024Property tax & assessments
Tax year 2024
Tax billed
$22,010
Tax year 2024
Assessed value
$1,982,525
Assessed 2024
Previous assessed
$1,982,525
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$420,995
Assessed improvement
$1,561,530
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
Office buildings
Use group
PROFESSIONAL BUILDING
Status
Off-Market
Year built
2017
Construction
WOOD
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Total area
6,144 SF
Lot
0.14 ac (6,144 SF)
Zoning code
C-3
APN
166-210-008-000
UPID
US09-5837122
Jurisdiction
TULARE
Zoning & alternative use
C-3 · Tulare, CA
Zoning C-3 · permitted uses
C-3 · Tulare, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Tulare. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$795,000
COMMERCIAL (GENERAL)
Est. value
$1.5M
MEDICAL BUILDING
Est. value
$1.2M
RETAIL STORES
Est. value
$875,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$835,000
AUTO REPAIR, GARAGE
Est. value
$715,000
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
MEDICAL BUILDING
RETAIL STORES
APARTMENT HOUSE (5+ UNITS)
AUTO REPAIR, GARAGE
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
2017
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Stories
1
Lot
0.14 ac
Current owner
From public records · entity-resolved
Tulare City School District
Entity
Mailing address
600 N CHERRY ST, TULARE, CA 93274-2978
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 10, 2026
—
Norma Claudia Guerra
—
Deed
related
$80,000 · Tulare County FCU
Feb 2, 2024
—
Tulare City School District
Gary C Zysling
Grant Deed
—
Sep 26, 2018
—
Zysling Family Trust
Zysling,gary C & Christine M
Quit Claim Deed
related
—
Aug 9, 2017
—
Gary C Zysling
—
Deed
related
$1,000,000 · Citizens Busn Bk
May 17, 2017
$1,775,000
Gary C Zysling
Hidden Oak Dev INC
Grant Deed
$350,000 · Private Individual
Aug 15, 2016
—
Blackstone Ranch Properties Ll
—
Deed
related
$800,000 · Provident Mtg
Jun 30, 2011
—
Great Valley Land Co LLC
Beacon Interactive Systems LLC
Quit Claim Deed
related
—
Feb 27, 2007
—
Blackstone Ranch LLC
Owner Name Unavailable
Grant Deed
related
—
—
—
Blackstone Ranch Properties Ll
—
Deed Of Trust
related
$800,000 · Provident Mtg
—
—
Gary C Zysling
—
Deed Of Trust
related
$1,000,000 · Citizens Busn Bk
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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