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Property profile & analytics
OFF-MARKET
Estimated value
$6,190,000
Grocery and convenience stores
2425 Blackstone Ave Fresno, CA 93703-1748
Entity Owned
7-yr Hold
~
Est. High Equity
Property ID
US09-0114407
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
1991
Construction
TILT-UP CONCRETE
Total area
42,548 SF
Lot
3.34 ac (145,490 SF)
Zoning code
NMX
APN
443-344-09
UPID
US09-0114407
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
-
Wells Fargo Bank Bank Loan Service
-
Smart & Final Extra! Big Box & Wholesale Store
-
Wells Fargo ATM Atm
-
Near Me Self Storage Units Storage Facility
-
Near2Me Self Storage Units Storage Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$7.67M
Comparable Approach
Comparable
$6.24M
Blend (final)
Blend
$6.19M
Owner & transaction history
Vga Mill Valley LLC · 7 yrs held
Vga Mill Valley LLC
since 2019
7 recorded transactions
Zoning & alternative use
NMX · Fresno, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$10.0M
+131.8%
Medical building
$8.6M
+98.2%
Auto repair, garage
$6.7M
+55.5%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$8,310,000
6.5%
$7,670,000
7%
$7,125,000
Alternative Use
Use
Estimation
RETAIL STORES
$4,315,000
Current use
RESTAURANT
$10,005,000
Change: +132% · Conversion: Easy
MEDICAL BUILDING
$8,555,000
Change: +98% · Conversion: Difficult
AUTO REPAIR, GARAGE
$6,710,000
Change: +55% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$5,985,000
Change: +39% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$4,955,000
Change: +15% · Conversion: Difficult
OFFICE BUILDING
$4,455,000
Change: +3% · Conversion: Easy
Blend value · Realmo final
$6.19M
Range $5.57M – $6.81M · ±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
$145 / 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
$75,431
Tax year 2023
Assessed value
$5,897,109
Assessed 2023
Previous assessed
$5,897,109
+0.0% YoY
Effective rate
1.28%
On assessed value
Assessed land
$1,560,053
Assessed improvement
$4,337,056
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
1991
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
42,548 SF
Lot
3.34 ac (145,490 SF)
Zoning code
NMX
APN
443-344-09
UPID
US09-0114407
Jurisdiction
FRESNO
Zoning & alternative use
NMX · Fresno, CA
Zoning NMX · permitted uses
NMX · 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
RETAIL STORES Current
Est. value
$4.3M
RESTAURANT
Est. value
$10.0M
MEDICAL BUILDING
Est. value
$8.6M
AUTO REPAIR, GARAGE
Est. value
$6.7M
INDUSTRIAL (GENERAL)
Est. value
$6.0M
APARTMENT HOUSE (5+ UNITS)
Est. value
$5.0M
OFFICE BUILDING
Est. value
$4.5M
RETAIL STORES Current
RESTAURANT
MEDICAL BUILDING
AUTO REPAIR, GARAGE
INDUSTRIAL (GENERAL)
APARTMENT HOUSE (5+ UNITS)
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
1991
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
3.34 ac
Current owner
From public records · entity-resolved
Vga Mill Valley LLC
Entity
Mailing address
ASSET MGR REAL EST DEPT DEPT, LOS ANGELES, CA 90040
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 4, 2019
$6,960,000
Vga Mill Valley LLC
Smart & Final Stores LLC
Grant Deed
$2,150,000 · Miscellaneous Ins Co
May 3, 2018
$3,191,100
Smart & Final Stores LLC
Standiford Partners LLC
Grant Deed
—
May 18, 2017
—
Standiford Partners LLC
Rmp Properties LLC
Grant Deed
—
Apr 6, 2007
—
Rmp Properties LLC
—
Deed Of Trust
related
$210,000,000 · Ubs R/e Securities INC
Apr 4, 2007
$3,269,441
Rmp Properties LLC
Abs Nocal Investor LLC
Grant Deed
—
Aug 11, 2006
—
Abs Nocal Investor LLC
Albertsons LLC
Warranty Deed
—
Sep 25, 1991
$210,000
Albertsons INC
Attyah,trust
Grant Deed
—
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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