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Property profile & analytics
OFF-MARKET
Estimated value
$8,375,000
Manufacturing properties
1954 Anna St Fresno, CA 93721
Individually Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-2739939
Property profile
Verified
Property type
Manufacturing properties
Use group
FOOD PACKING, PACKING PLANT
Year built
1983
Construction
TILT-UP CONCRETE
Total area
47,750 SF
Lot
1.21 ac (52,707 SF)
Zoning code
IH
APN
468-314-02
UPID
US09-2739939
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$9.49M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$6.78M
Blend (final)
Blend
$8.38M
Owner & transaction history
Kenneth C Smith · 3 yrs held
Kenneth C Smith
since 2023
Last sale
$8.5M
7 recorded transactions
Zoning & alternative use
IH · Fresno, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The IH district is intended to accommodate the broadest range of industrial uses on sites identified in the General Plan. It includes manufacturing, assembly, wholesaling, distribution, and storage activities that are essential to the development of a balanced economic base. Small-scale commercial services and ancillary office uses are also permitted.
Zone name
Heavy Industrial
General category
INDUSTRIAL
Zone area
2,925.30 ac
Source
Realmo
Top alternative use upside
Restaurant
$11.2M
+222.8%
Medical building
$9.6M
+176.0%
Auto repair, garage
$7.4M
+111.7%
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
$8,605,000
ML approach
$9,490,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$11,225,000
Change: +223% · Conversion: Difficult
MEDICAL BUILDING
$9,600,000
Change: +176% · Conversion: Difficult
AUTO REPAIR, GARAGE
$7,365,000
Change: +112% · Conversion: Difficult
OFFICE BUILDING
$6,830,000
Change: +96% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$6,715,000
Change: +93% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$6,115,000
Change: +76% · Conversion: Difficult
Blend value · Realmo final
$8.38M
Range $7.54M – $9.21M · ±10% · vs last sale $8.50M (Jun 30 2023)
Last sale anchor
$8.50M
Jun 30 2023
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
$175 / 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
$110,033
Tax year 2024
Assessed value
$8,670,000
Assessed 2024
Previous assessed
$8,670,000
+0.0% YoY
Effective rate
1.27%
On assessed value
Assessed land
$816,000
Assessed improvement
$7,854,000
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
Manufacturing properties
Use group
FOOD PACKING, PACKING PLANT
Status
Off-Market
Year built
1983
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
47,750 SF
Lot
1.21 ac (52,707 SF)
Zoning code
IH
APN
468-314-02
UPID
US09-2739939
Jurisdiction
FRESNO
Zoning & alternative use
IH · Fresno, CAZoning IH · permitted uses
IH · Fresno, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The IH district is intended to accommodate the broadest range of industrial uses on sites identified in the General Plan. It includes manufacturing, assembly, wholesaling, distribution, and storage activities that are essential to the development of a balanced economic base. Small-scale commercial services and ancillary office uses are also permitted.
Zone name
Heavy Industrial
General category
INDUSTRIAL
Zone area
2,925.30 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$11.2M
MEDICAL BUILDING
Est. value
$9.6M
AUTO REPAIR, GARAGE
Est. value
$7.4M
OFFICE BUILDING
Est. value
$6.8M
INDUSTRIAL (GENERAL)
Est. value
$6.7M
APARTMENT HOUSE (5+ UNITS)
Est. value
$6.1M
RESTAURANT
MEDICAL BUILDING
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
1983
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
1.21 ac
Current owner
From public records · entity-resolved
Kenneth C Smith
Individual
Mailing address
35879 BELLE CHAINE LOOP, TEMECULA, CA 92592-7847
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
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
May 6, 2025
—
Kenneth C Smith
—
Deed
related
$526,000 · Business Finance Capital
May 2, 2024
—
Kenneth C Smith
—
Deed
related
$508,235 · Wells Fargo Bank NA
Aug 3, 2023
—
Kenneth C Smith
Mg88 Fresno Cold Storage LLC
Re-recorded Document
related
$4,265,700 · Wells Fargo Bank NA
Jun 30, 2023
$8,500,000
Kenneth C Smith
Mg88 Fresno Cold Storage LLC
Grant Deed
$4,265,700 · Wells Fargo Bank NA
Jun 30, 2023
—
Kenneth C Smith
—
Deed
related
$3,049,000 · Business Finance Capital
Aug 31, 2021
—
Mg88 Fresno Cold Storage LLC
—
Deed
related
$3,041,769 · City National Bank Of Florida
Jul 1, 2019
$3,525,000
Mg88 Fresno Cold Storage LLC
United States Cold Storage Of Calif
Grant Deed
$2,300,000 · City National Bank Of Florida
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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