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Property profile & analytics
OFF-MARKET
Estimated value
$620,000
Retail space
209 Academy Ave Sanger, CA 93657
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US09-1398671
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1984
Construction
WOOD
Total area
7,200 SF
Lot
0.47 ac (20,473 SF)
Zoning code
C2
APN
317-210-19
UPID
US09-1398671
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
$495k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$765k
Blend (final)
Blend
$620k
Owner & transaction history
Qhbic LLC · 1 yrs held
Qhbic LLC
since 2025
Last sale
$650,000
7 recorded transactions
Zoning & alternative use
C2 · Sanger, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$915,000
+42.7%
Industrial (general)
$765,000
+19.6%
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 Sanger submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sanger 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
$540,000
ML approach
$495,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$640,000
Current use
APARTMENT HOUSE (5+ UNITS)
$915,000
Change: +43% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$765,000
Change: +20% · Conversion: Difficult
Blend value · Realmo final
$620k
Range $558k – $682k · ±10% · vs last sale $650k (Oct 30 2023)
Last sale anchor
$650k
Oct 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
$86 / 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
$9,878
Tax year 2023
Assessed value
$804,148
Assessed 2023
Previous assessed
$804,148
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$214,439
Assessed improvement
$589,709
Applied tax rate
9.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
1984
Construction
WOOD
Heating
NONE
Stories
1
Total area
7,200 SF
Lot
0.47 ac (20,473 SF)
Zoning code
C2
APN
317-210-19
UPID
US09-1398671
Jurisdiction
FRESNO
Zoning & alternative use
C2 · Sanger, CA
Zoning C2 · permitted uses
C2 · Sanger, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Sanger. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$640,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$915,000
INDUSTRIAL (GENERAL)
Est. value
$765,000
RETAIL STORES Current
APARTMENT HOUSE (5+ UNITS)
INDUSTRIAL (GENERAL)
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
1984
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.47 ac
Current owner
From public records · entity-resolved
Qhbic LLC
Entity
Mailing address
892 N MCARTHUR AVE, CLOVIS, CA 93611-6654
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 22, 2025
—
Qhbic LLC
Kurt Archer
Grant Deed
—
Dec 12, 2023
—
Kurt E Archer
—
Deed
related
$269,000 · Cen Cal Business Finance Group
Oct 30, 2023
$650,000
Kurt E Archer
Mns Asset Investments LLC
Grant Deed
$325,000 · Tri Counties Bank
Dec 19, 2018
$2,250,000
Mns Asset Investments LLC
Northgate Plaza Rds LLC
Grant Deed
$1,000,000 · Bank Of Hope
Mar 26, 2004
$1,062,000
Northgate Plaza LLC
—
Grant Deed
related
—
Jul 14, 2003
$751,000
Northgate Plaza LLC
Sanger Northgate Partners
Grant Deed
related
—
Aug 8, 2000
—
Sanger Northgate Partners
Swertgager,john R & Kelly G
Trustees Deed
related
—
Aug 8, 2000
$238,500
Swertfager,john R & Kelly G
Northgate Plaza Partners
Trustees Deed
related
—
Aug 26, 1996
—
William J Warmerdam
Warm North Investments
Quit Claim Deed
related
—
Oct 7, 1988
$1,342,675
Warm North Investments
Unknown
Grant Deed
—
Jun 15, 1987
$1,450,000
William J Warmerdam
Warm North Investments
Grant Deed
related
$1,150,000
—
—
Northgate Plaza Rds LLC
—
Deed Of Trust
related
$900,000 · Westamerica 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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