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Property profile & analytics
OFF-MARKET
Estimated value
$530,000
Sports & entertainment properties
2626 Alluvial Ave Fresno, CA 93711-0301
Individually Owned
26-yr Hold
~
Est. High Equity
Property ID
US09-0559642
Property profile
Verified
Property type
Sports & entertainment properties
Use group
RECREATIONAL, ENTERTAINMENT
Year built
1980
Construction
TYPE NOT SPECIFIED
Total area
10,073 SF
Lot
11.8 ac (514,008 SF)
Zoning code
PR
APN
500-430-21
UPID
US09-0559642
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
-
Jorden Sobonya Swim School Tutoring Service
-
Sierra Sport & Racquet Club Gym & Fitness Center
-
FRESNO TENNIS ACADEMY Sports School Sports Field & Court
-
The Tap House at Sierra Restaurant
-
Shapemakers Gym & Fitness Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$460k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$599k
Blend (final)
Blend
$530k
Owner & transaction history
Mitchell,robert W & Juli · 26 yrs held
Mitchell,robert W & Juli
since 1999
7 recorded transactions
Zoning & alternative use
PR · Fresno, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$615,000
+48.8%
Apartment house (5+ units)
$420,000
+1.6%
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
$460,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RECREATIONAL/ENTERTAINMENT (GENERAL)
$410,000
Current use
OFFICE BUILDING
$615,000
Change: +49% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$420,000
Change: +2% · Conversion: Difficult
Blend value · Realmo final
$530k
Range $477k – $583k · ±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
$53 / 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
$30,285
Tax year 2023
Assessed value
$2,249,742
Assessed 2023
Previous assessed
$2,249,742
+0.0% YoY
Effective rate
1.35%
On assessed value
Assessed land
$1,477,298
Assessed improvement
$772,444
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
Sports & entertainment properties
Use group
RECREATIONAL, ENTERTAINMENT
Status
Off-Market
Year built
1980
Construction
TYPE NOT SPECIFIED
Heating
NONE
Stories
1
Total area
10,073 SF
Lot
11.8 ac (514,008 SF)
Zoning code
PR
APN
500-430-21
UPID
US09-0559642
Jurisdiction
FRESNO
Zoning & alternative use
PR · Fresno, CA
Zoning PR · permitted uses
PR · 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
RECREATIONAL/ENTERTAINMENT (GENERAL) Current
Est. value
$410,000
OFFICE BUILDING
Est. value
$615,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$420,000
RECREATIONAL/ENTERTAINMENT (GENERAL) Current
OFFICE BUILDING
APARTMENT HOUSE (5+ UNITS)
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
TYPE NOT SPECIFIED
Heating
NONE
Stories
1
Lot
11.8 ac
Current owner
From public records · entity-resolved
Mitchell,robert W & Juli
Individual
Mailing address
2626 W ALLUVIAL AVE, FRESNO, CA 93711-0301
Ownership since
1999
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
Oct 29, 1999
—
Mitchell,robert W & Juli
Sierra Sport & Racquet Club Ll
Trustees Deed
related
—
Oct 1, 1998
—
William L Connelly
Connelly,melissa
Quit Claim Deed
related
—
Oct 1, 1998
$941,500
Sierra Sport & Racquet Club
Connelly,william L
Trustees Deed
related
$817,138 · Seller
Sep 2, 1998
$110,000
William L Connelly
Happy Trust
Grant Deed
$450,000 · Individual
Sep 15, 1997
$130,000
Connelly Trust
Connelly,william L
Grant Deed
related
$130,000 · Tmi Growth Properties-79
—
—
Robert W Mitchell
—
Deed Of Trust
related
$330,000 · Seller
—
—
Robert W Mitchell
—
Deed Of Trust
related
$1,500,000 · Premier Valley 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.
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