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2101 Herndon Ave, Clovis, CA 93611
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Property summary
AI-generated overview
This exceptional office property, located at 2101 Herndon Avenue in Clovis, California (Fresno County, zip code 93611), offers a total of 16,775 square feet of space currently available for lease. The building is classified as a Traditional Office and Executive Office space, suitable for a variety of business needs. The property is situated in a prime location at the northwest corner of Herndon and Armstrong Avenues. Individual suites are available, ranging from a minimum of 1,398 square feet to a maximum contiguous space of 2,558 square feet. The entire 16,775 square foot building is currently vacant and available for lease. The property is designed to allow for flexibility, with the possibility of purchasing individual buildings within the larger development. This presents a unique opportunity for businesses seeking a prominent location in Clovis, California, with the potential for customization and expansion. The property's address is 2101 Herndon Ave, Clovis, CA 93611. Interested parties should inquire about lease terms and conditions.
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2018
Construction
WOOD
Total area
5,000 SF
Lot
0.55 ac (23,958 SF)
Zoning code
CP
APN
563-230-02
UPID
US09-5105941
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Pharmacy
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.09M
Comparable Approach
Comparable
$1.04M
Blend (final)
Blend
$1.12M
Owner & transaction history
since 2016
4 recorded transactions
Zoning & alternative use
CP · Clovis, CA
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
All 7 comparables with addresses
2 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Professional Plan · 30 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$1.12M
Value range
$1.00M – $1.23M
±10% around blend
Estimated value / SF
$223 / SF
Confidence
High
7 county-verified comps
Property data
100
Market benchmarks
100
Comparable evidence
70
Income certainty
100
$1.00M
blend $1.12M
$1.23M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
5,000 SF
Lot area
0.55 ac
Year built
2018
Stories
1
APN
563-230-02
Zoning
CP
Assessed value
$1,086,862
Annual tax
$13,179
3
Income approach: direct capitalization
Partial preview
Income approach indication
$1.09M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$1.18M
@ 6.5% CAP return
$1.09M
@ 7% CAP return
$1.01M
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Property tax
$13,179
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$608k
Weighted, 7 comps · high confidence
Evidence
7 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
5.2 mi away · 4,960 SF
5.9 mi away · 5,400 SF
7.5 mi away · 3,557 SF
8.2 mi away · 5,059 SF
8.2 mi away · 5,582 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$1.12M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 28 sales
$332
-33%
Submarket 57 sales
$282
-21%
County 374 sales
$169
+32%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $223/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Market benchmark
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 7 sales
NOI build-up · 9 steps
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$3.16M
Move the market yield to see immediate price impact.
Value / SF
$633
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$199k
$3.99M
$2.85M
$2.21M
$221k
$4.43M
$3.16M
$2.46M
$244k
$4.87M
$3.48M
$2.71M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
7 found
High confidence · county-verified
Closest comparable
$995k
2.0 mi · Dec 2025 · $257/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$13,179
Tax year 2023
Assessed value
$1,086,862
Assessed 2023
Previous assessed
$1,086,862
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$363,625
Assessed improvement
$723,237
Applied tax rate
1.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office buildings
Use group
OFFICE BUILDING
Status
For Lease
Year built
2018
Construction
WOOD
Heating
NONE
Stories
1
Total area
5,000 SF
Lot
0.55 ac (23,958 SF)
Zoning code
CP
APN
563-230-02
UPID
US09-5105941
Jurisdiction
FRESNO
Zoning & alternative use
CP · Clovis, CAZoning CP · permitted uses
CP · Clovis, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
2018
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.55 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
CP
Jurisdiction
Clovis, CA
Recorded code
CP
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for CP in Clovis, CA.
What opens after registration
Zoning profile
2 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 30 · 300 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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