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Property profile & analytics
OFF-MARKET
Estimated value
$800,000
Grocery and convenience stores
22012 Manning Ave Reedley, CA 93654-9517
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US09-2728989
Property profile
Verified
Property type
Grocery and convenience stores
Use group
CONVENIENCE STORE
Year built
2019
Construction
WOOD
Total area
4,694 SF
Lot
18.15 ac (790,614 SF)
Zoning code
AE20
APN
373-370-02
UPID
US09-2728989
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
$580k
CAP Approach
CAP
$1.00M
Comparable Approach
Comparable
$817k
Blend (final)
Blend
$800k
Owner & transaction history
Nsa LLC · 4 yrs held
Nsa LLC
since 2022
7 recorded transactions
Zoning & alternative use
AE20 · Reedley, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$725,000
+613.9%
Medical building
$630,000
+517.7%
Office building
$555,000
+446.7%
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 Reedley submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Reedley 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
$580,000
CAP Approach
CAP Return
Estimation
6%
$1,085,000
6.5%
$1,000,000
7%
$930,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$725,000
Change: +614% · Conversion: Easy
MEDICAL BUILDING
$630,000
Change: +518% · Conversion: Difficult
OFFICE BUILDING
$555,000
Change: +447% · Conversion: Moderate
Blend value · Realmo final
$800k
Range $720k – $880k · ±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
$170 / 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
$27,064
Tax year 2023
Assessed value
$2,208,520
Assessed 2023
Previous assessed
$2,208,520
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$499,800
Assessed improvement
$1,708,720
Applied tax rate
169.0000
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
Grocery and convenience stores
Use group
CONVENIENCE STORE
Status
Off-Market
Year built
2019
Construction
WOOD
Heating
NONE
Cooling
REFRIGERATOR
Stories
1
Bathrooms
1
Total area
4,694 SF
Lot
18.15 ac (790,614 SF)
Zoning code
AE20
APN
373-370-02
UPID
US09-2728989
Jurisdiction
FRESNO
Zoning & alternative use
AE20 · Reedley, CA
Zoning AE20 · permitted uses
AE20 · Reedley, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Reedley. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$725,000
MEDICAL BUILDING
Est. value
$630,000
OFFICE BUILDING
Est. value
$555,000
COMMERCIAL (GENERAL)
MEDICAL BUILDING
OFFICE BUILDING
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
2019
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Bathrooms
1
Lot
18.15 ac
Current owner
From public records · entity-resolved
Nsa LLC
Entity
Mailing address
8465 N FOWLER AVE, CLOVIS, CA 93619-9520
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 8, 2022
—
Nsa LLC
Saleh H Alkobadi
Grant Deed
—
Dec 19, 2018
—
Saleh H Alkobadi
—
Deed
related
$1,454,587 · Fresno First Bk
Jun 5, 2017
—
Saleh H Alkobadi
Fatima Ali Alkobadi
Intrafamily Transfer
related
$1,454,587 · Fresno First Bank
Jan 6, 2004
$170,000
Saleh H Alkobadi
Ahmed,abdo & Fatehm
Trustees Deed
—
Jun 13, 2002
—
Fatehm Ahmed
Ahmed,fatehm
Quit Claim Deed
related
—
May 10, 1996
$275,000
Abdo Ahmed
Peterson,paul S
Grant Deed
$180,000 · Individual
Dec 12, 1986
$250,000
—
—
Grant Deed
related
—
—
—
Saleh H Alkobadi
—
Deed Of Trust
related
$1,454,587 · Fresno First Bk
—
—
Saleh H Alkobadi
—
Deed Of Trust
related
$1,018,000 · Cen Cal Busn Fin
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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