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Property profile & analytics
OFF-MARKET
Estimated value
$555,000
Sports & entertainment properties
28035 Millux Rd Arvin, CA 93203-9631
Individually Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-2451894
Property profile
Verified
Property type
Sports & entertainment properties
Use group
RECREATIONAL, ENTERTAINMENT
Year built
1991
Construction
WOOD
Total area
5,960 SF
Lot
22.31 ac (971,823 SF)
Zoning code
A
APN
445-011-16-00-0
UPID
US09-2451894
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
$335k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$775k
Blend (final)
Blend
$555k
Owner & transaction history
Precision Ranch
Precision Ranch
3 recorded transactions
Zoning & alternative use
A · Arvin, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$880,000
+102.3%
Commercial (general)
$850,000
+95.6%
Medical building
$835,000
+92.1%
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 Arvin submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Arvin 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
$335,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RECREATIONAL/ENTERTAINMENT (GENERAL)
$435,000
Current use
RESTAURANT
$880,000
Change: +102% · Conversion: Difficult
COMMERCIAL (GENERAL)
$850,000
Change: +96% · Conversion: Difficult
MEDICAL BUILDING
$835,000
Change: +92% · Conversion: Difficult
AUTO REPAIR, GARAGE
$735,000
Change: +69% · Conversion: Difficult
RETAIL STORES
$445,000
Change: +3% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$435,000
Change: +0% · Conversion: Difficult
Blend value · Realmo final
$555k
Range $500k – $611k · ±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
$93 / 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
$15,281
Tax year 2023
Assessed value
$1,352,991
Assessed 2023
Previous assessed
$1,352,991
+0.0% YoY
Effective rate
1.13%
On assessed value
Assessed land
$197,407
Assessed improvement
$1,155,584
Applied tax rate
129.0000
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
1991
Construction
WOOD
Heating
YES
Cooling
YES
Stories
1
Units
5
Total area
5,960 SF
Lot
22.31 ac (971,823 SF)
Zoning code
A
APN
445-011-16-00-0
UPID
US09-2451894
Jurisdiction
KERN
Zoning & alternative use
A · Arvin, CA
Zoning A · permitted uses
A · Arvin, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Arvin. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RECREATIONAL/ENTERTAINMENT (GENERAL) Current
Est. value
$435,000
RESTAURANT
Est. value
$880,000
COMMERCIAL (GENERAL)
Est. value
$850,000
MEDICAL BUILDING
Est. value
$835,000
AUTO REPAIR, GARAGE
Est. value
$735,000
RETAIL STORES
Est. value
$445,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$435,000
RECREATIONAL/ENTERTAINMENT (GENERAL) Current
RESTAURANT
COMMERCIAL (GENERAL)
MEDICAL BUILDING
AUTO REPAIR, GARAGE
RETAIL STORES
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
1991
Construction
WOOD
Heating
YES
Cooling
Yes
Stories
1
Units
5
Lot
22.31 ac
Current owner
From public records · entity-resolved
Precision Ranch
Individual
Mailing address
18723 VIA PRINCESSA #131, SANTA CLARITA, CA 91387-4954
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
—
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
—
—
Precision Ranch
—
Deed Of Trust
related
$50,000 · California Republic Bank
—
—
Precision Ranch Development
—
Deed Of Trust
related
$50,000 · Bank Of Santa Maria
—
—
Precision Ranch Dev Corp
—
Deed Of Trust
related
$17,000 · Individual
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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