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Property profile & analytics
OFF-MARKET
Estimated value
$765,000
Manufacturing properties
2635 Temperance Ave, Fowler, CA 93625-9518
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-2511132
Property profile
Verified
Property type
Manufacturing properties
Use group
FOOD PACKING, PACKING PLANT
Year built
2009
Construction
TILT-UP CONCRETE
Total area
22,475 SF
Lot
3.68 ac (160,300 SF)
Zoning code
M2
APN
345-160-29
UPID
US09-2511132
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
-
Valley Ice Products Big Box & Wholesale Store Distribution Center
-
The Glacier Ice Factory Big Box & Wholesale Store Distribution Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$665k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$860k
Blend (final)
Blend
$765k
Owner & transaction history
The Ice Factory LLC · 3 yrs held
The Ice Factory LLC
since 2023
7 recorded transactions
Zoning & alternative use
M2 · Fowler, 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 Fowler submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Fowler 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
$665,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$765k
Range $689k – $842k · ±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
$34 / 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 2024Property tax & assessments
Tax year 2024
Tax billed
$33,446
Tax year 2024
Assessed value
$2,866,643
Assessed 2024
Previous assessed
$2,866,643
+0.0% YoY
Effective rate
1.17%
On assessed value
Assessed land
$336,569
Assessed improvement
$2,530,074
Applied tax rate
4.0000
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
Manufacturing properties
Use group
FOOD PACKING, PACKING PLANT
Status
Off-Market
Year built
2009
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
22,475 SF
Lot
3.68 ac (160,300 SF)
Zoning code
M2
APN
345-160-29
UPID
US09-2511132
Jurisdiction
FRESNO
Zoning & alternative use
M2 · Fowler, CA
Zoning M2 · permitted uses
M2 · Fowler, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Fowler. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
2009
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
3.68 ac
Current owner
From public records · entity-resolved
The Ice Factory LLC
Entity
Mailing address
5434 W KAMM AVE, CARUTHERS, CA 93609-9400
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 1, 2023
—
The Ice Factory LLC
Kanwarjit Batth & Gagandip Batth Fa
Grant Deed
—
Mar 24, 2022
$5,028,814
Kanwarjit Batth & Gagandip Batth Fa
Sukhminder Kaur Mann
Trustees Deed
related
—
Apr 16, 2008
—
Sukhminder K Mann
—
Trustees Deed
related
$3,199,000 · Fresno First Bank
Dec 1, 2005
—
Owner Name Unavailable
Owner Name Unavailable
Quit Claim Deed
related
—
—
—
Sukhminder K Mann
—
Deed Of Trust
related
$2,473,000 · Cen Cal Business Finance Group
—
—
Sukhminder Kaur
—
Deed Of Trust
related
$350,000 · Harvender Singh
—
—
Sukhminder K Mann
—
Deed Of Trust
related
$400,000 · Rs Fin INC
—
—
Sukhminder K Mann
—
Deed Of Trust
related
$3,565,524 · Fresno First Bank
—
—
Sukhminder K Mann
—
Deed Of Trust
related
$300,000 · Rs Fin INC
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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