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Property profile & analytics
OFF-MARKET
Estimated value
$5,310,000
Office buildings
2301 Herndon Ave Clovis, CA 93611-8911
Trust Owned
11-yr Hold
Free & Clear
Property ID
US09-0599099
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2003
Construction
TILT-UP CONCRETE
Total area
25,128 SF
Lot
5.11 ac (222,591 SF)
Zoning code
M1
APN
564-050-48
UPID
US09-0599099
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
-
Floyd Johnston Construction Co Inc Construction Company
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$5.45M
Comparable Approach
Comparable
$6.79M
Blend (final)
Blend
$5.31M
Owner & transaction history
Johnston,james F Family Trust · 11 yrs held
Johnston,james F Family Trust
since 2014
2 recorded transactions
Zoning & alternative use
M1 · Clovis, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Clovis submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Clovis 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%
$5,900,000
6.5%
$5,445,000
7%
$5,055,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$8,355,000
Current use
COMMERCIAL (GENERAL)
$7,830,000
Change: -6% · Conversion: Easy
Blend value · Realmo final
$5.31M
Range $4.78M – $5.84M · ±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
$211 / 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
$48,022
Tax year 2023
Assessed value
$3,850,000
Assessed 2023
Previous assessed
$3,850,000
+0.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$950,000
Assessed improvement
$2,900,000
Applied tax rate
1.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
2003
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
REFRIGERATOR
Stories
2
Total area
25,128 SF
Lot
5.11 ac (222,591 SF)
Zoning code
M1
APN
564-050-48
UPID
US09-0599099
Jurisdiction
FRESNO
Zoning & alternative use
M1 · Clovis, CA
Zoning M1 · permitted uses
M1 · Clovis, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Clovis. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$8.4M
COMMERCIAL (GENERAL)
Est. value
$7.8M
OFFICE BUILDING Current
COMMERCIAL (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
2003
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
2
Lot
5.11 ac
Current owner
From public records · entity-resolved
Johnston,james F Family Trust
Trust
Free & Clear · 11 yrs held
Mailing address
10266 E PRINCETON AVE, SANGER, CA 93657-9313
Ownership since
2014
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 4, 2014
—
Johnston,james F Family Trust
Johnston J F & E M Trust
Quit Claim Deed
related
—
Apr 4, 2008
—
James F Johnston
Johnston,james F & Evelyn M
Quit Claim 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.
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