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Property profile & analytics
FOR SALE
Community centers
2221-2261 W Shaw Ave, Fresno, CA 93711
Individually Owned
~
Est. High Equity
Property ID
US09-2186138
For Sale
1 / 2
$3,895,000
2221-2261 W Shaw Ave, Fresno, CA 93711
View Listing →
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
1972
Construction
WOOD
Total area
25,140 SF
Lot
3.08 ac (134,164 SF)
Zoning code
CMX
APN
424-270-05
UPID
US09-2186138
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
-
MuchoTanduay Salon Nail Salon
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.00M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.25M
Owner & transaction history
Frank D Lambetecchio
Frank D Lambetecchio
since 2025
Last sale
$3.5M
7 recorded transactions
Zoning & alternative use
CMX · Fresno, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$2.8M
+371.1%
Industrial (general)
$2.7M
+356.0%
Commercial (general)
$2.4M
+293.5%
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 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
$2,000,000
ML approach
$2,000,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$2,820,000
Change: +371% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$2,730,000
Change: +356% · Conversion: Difficult
COMMERCIAL (GENERAL)
$2,355,000
Change: +293% · Conversion: Easy
RESTAURANT
$2,330,000
Change: +289% · Conversion: Difficult
MEDICAL BUILDING
$2,250,000
Change: +276% · Conversion: Difficult
Blend value · Realmo final
$3.25M
Range $2.92M – $3.57M · ±10% · vs last sale $3.50M (Dec 30 2025)
Last sale anchor
$3.50M
Dec 30 2025
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
$129 / 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
$31,064
Tax year 2023
Assessed value
$2,414,556
Assessed 2023
Previous assessed
$2,414,556
+0.0% YoY
Effective rate
1.29%
On assessed value
Assessed land
$1,207,278
Assessed improvement
$1,207,278
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
Community centers
Use group
MINI-MALL
Status
For Sale
Year built
1972
Construction
WOOD
Heating
NONE
Stories
1
Total area
25,140 SF
Lot
3.08 ac (134,164 SF)
Zoning code
CMX
APN
424-270-05
UPID
US09-2186138
Jurisdiction
FRESNO
Zoning & alternative use
CMX · Fresno, CA
Zoning CMX · permitted uses
CMX · Fresno, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Fresno. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
AUTO REPAIR, GARAGE
Est. value
$2.8M
INDUSTRIAL (GENERAL)
Est. value
$2.7M
COMMERCIAL (GENERAL)
Est. value
$2.4M
RESTAURANT
Est. value
$2.3M
MEDICAL BUILDING
Est. value
$2.3M
AUTO REPAIR, GARAGE
INDUSTRIAL (GENERAL)
COMMERCIAL (GENERAL)
RESTAURANT
MEDICAL 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
1972
Construction
WOOD
Heating
NONE
Stories
1
Lot
3.08 ac
Current owner
From public records · entity-resolved
Frank D Lambetecchio
Individual
Mailing address
1521 W NIELSEN AVE, FRESNO, CA 93706-1309
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
23 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 30, 2025
—
Frank D Lambetecchio
William Hemenger
Deed
related
—
Dec 30, 2025
$3,500,000
Piccadilly Plaza LLC
Frank D Lambetecchio
Grant Deed
$3,150,000 · Frank Lambetecchio
Nov 22, 2024
—
Frank D Lambetecchio
Frank D Lambetecchio
Deed
related
—
Aug 8, 2022
—
Anthony Larnbetecchio
Anthony Lambetecchio
Intrafamily Transfer
related
—
May 11, 2012
$2,000,000
Anthony Lambetecchio
Lsref2 Nova Investments II LLC
Grant Deed
—
Jul 21, 2006
$5,250,000
Marketcetera Properties LLC
V & I Properties LLC
Grant Deed
$3,315,000 · Citibank West Fsb
May 27, 2005
—
Antranik Anadolian
Anadolian Family Trust
Quit Claim Deed
related
—
May 27, 2005
$4,025,000
V & I Properties LLC
Anadolian Inv Trust
Grant Deed
—
May 27, 2005
$2,648,000
Anadolian Investment Trust
Anadolian,antranik
Grant Deed
related
—
Apr 18, 2003
—
Anadolian,tr
Anadolian,antranik
Quit Claim Deed
related
$1,450,000 · Wells Fargo Bank
Jun 17, 2002
—
Antranik Anadolian
Anadolian,antranik
Quit Claim Deed
related
—
Sep 29, 2000
—
Raffi O Boyadjian
Boyadjian,hourig
Quit Claim Deed
related
—
Sep 29, 2000
$1,580,000
Boyadjian,raffi O
International Evangelical Chur
Trustees Deed
—
Feb 3, 1998
—
Anadolian,garo
Assarian,armen B & Serarbi K
Trustees Deed
related
—
Mar 13, 1997
—
Armen B Assarian
Shiko,ura
Grant Deed
related
—
Aug 7, 1996
—
Ura Shiko
Assarian,armen B & Serarbi K
Grant Deed
related
—
Sep 13, 1995
—
Armen B Assarian
Boyadjian,vatche & Houshig
Grant Deed
related
—
Aug 3, 1995
—
Armen B Assarian
Boyadjian,vatche & Houshig
Grant Deed
related
$150,000 · Zenith Property Management INC
Mar 16, 1994
—
Vatche Boyadjian
Assarian,armen B
Grant Deed
related
—
Mar 1, 1994
$575,000
Armen B Assarian
Boyadjian,vatche
Grant Deed
related
—
May 7, 1991
$2,049,000
Vatche Boyadjlan
Fansler,trust
Grant Deed
related
$1,500,000 · Seller
—
—
Vatche Boyadjian
—
Deed Of Trust
related
$300,000 · Individual
—
—
International Evangelical Chur
—
Deed Of Trust
related
$1,300,000 · Highland Federal 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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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