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Property profile & analytics
OFF-MARKET
Estimated value
$5,670,000
Apartment buildings
22584 Manning Ave San Joaquin, CA 93660
Entity Owned
20-yr Hold
~
Est. High Equity
Property ID
US09-2785668
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1980
Construction
WOOD
Total area
54,588 SF
Lot
7.03 ac (306,226 SF)
Zoning code
R3
APN
033-020-57S
UPID
US09-2785668
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$6.66M
Blend (final)
Blend
$5.67M
Owner & transaction history
Fresno Community Partners LP · 20 yrs held
Fresno Community Partners LP
since 2005
3 recorded transactions
Zoning & alternative use
R3 · San Joaquin, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$9.3M
+33.2%
Auto repair, garage
$8.0M
+15.4%
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 San Joaquin submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs San Joaquin 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
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$6,945,000
Current use
OFFICE BUILDING
$9,250,000
Change: +33% · Conversion: Moderate
AUTO REPAIR, GARAGE
$8,015,000
Change: +15% · Conversion: Difficult
RETAIL STORES
$5,875,000
Change: -15% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$5,815,000
Change: -16% · Conversion: Difficult
Blend value · Realmo final
$5.67M
Range $5.10M – $6.24M · ±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
$104 / 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
$24,372
Tax year 2023
Assessed value
$4,390,080
Assessed 2023
Previous assessed
$4,390,080
+0.0% YoY
Effective rate
0.56%
On assessed value
Assessed land
$1,530,000
Assessed improvement
$2,860,080
Applied tax rate
10.0000
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1980
Construction
WOOD
Heating
NONE
Cooling
REFRIGERATOR
Stories
1
Units
48
Bathrooms
72
Total area
54,588 SF
Lot
7.03 ac (306,226 SF)
Zoning code
R3
APN
033-020-57S
UPID
US09-2785668
Jurisdiction
FRESNO
Zoning & alternative use
R3 · San Joaquin, CA
Zoning R3 · permitted uses
R3 · San Joaquin, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
San Joaquin. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$6.9M
OFFICE BUILDING
Est. value
$9.3M
AUTO REPAIR, GARAGE
Est. value
$8.0M
RETAIL STORES
Est. value
$5.9M
INDUSTRIAL (GENERAL)
Est. value
$5.8M
APARTMENT HOUSE (5+ UNITS) Current
OFFICE BUILDING
AUTO REPAIR, GARAGE
RETAIL STORES
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
1980
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Units
48
Bathrooms
72
Lot
7.03 ac
Current owner
From public records · entity-resolved
Fresno Community Partners LP
Entity
Mailing address
531 ML RD, AUBURN, CA 95603-3118
Ownership since
2005
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 23, 2022
—
Psj Investment Group LP
—
Deed
related
$907,200 · Usda
Sep 23, 2005
—
Fresno Community Partners LP
Garden Valley Homes Associates #2
Grant Deed
$1,559,558 · United States Of America
Jul 28, 1978
$40,000
Garden Valley Homes Associ|number Two
—
Grant Deed
related
—
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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