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Property profile & analytics
OFF-MARKET
Estimated value
$6,375,000
Apartment buildings
2881 Willow Ave Clovis, CA 93612-4645
Trust Owned
6-yr Hold
~
Est. High Equity
Property ID
US10-3115099
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1976
Construction
WOOD
Total area
40,143 SF
Lot
2.98 ac (129,808 SF)
Zoning code
R3
APN
430-461-33
UPID
US10-3115099
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
-
Windshield Repair Auto Repair Shop (Bike/Boat/Book/etc) Store
-
Bprinting Clovis Printing Service (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$8.09M
Comparable Approach
Comparable
$6.84M
Blend (final)
Blend
$6.38M
Owner & transaction history
Bypass,g C & E C Trust · 6 yrs held
Bypass,g C & E C Trust
since 2019
7 recorded transactions
Zoning & alternative use
R3 · Clovis, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$8.6M
+62.4%
Office building
$8.1M
+53.6%
Medical building
$7.8M
+48.6%
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 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%
$8,765,000
6.5%
$8,090,000
7%
$7,510,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$5,270,000
Current use
RESTAURANT
$8,560,000
Change: +62% · Conversion: Difficult
OFFICE BUILDING
$8,090,000
Change: +54% · Conversion: Moderate
MEDICAL BUILDING
$7,830,000
Change: +49% · Conversion: Moderate
RETAIL STORES
$7,790,000
Change: +48% · Conversion: Difficult
AUTO REPAIR, GARAGE
$5,895,000
Change: +12% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$4,275,000
Change: -19% · Conversion: Difficult
Blend value · Realmo final
$6.38M
Range $5.74M – $7.01M · ±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
$159 / 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
$67,462
Tax year 2023
Assessed value
$5,329,810
Assessed 2023
Previous assessed
$5,329,810
+0.0% YoY
Effective rate
1.27%
On assessed value
Assessed land
$900,000
Assessed improvement
$4,429,810
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1976
Construction
WOOD
Heating
NONE
Cooling
REFRIGERATOR
Stories
1
Units
76
Bathrooms
76
Total area
40,143 SF
Lot
2.98 ac (129,808 SF)
Zoning code
R3
APN
430-461-33
UPID
US10-3115099
Jurisdiction
FRESNO
Zoning & alternative use
R3 · Clovis, CA
Zoning R3 · permitted uses
R3 · 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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$5.3M
RESTAURANT
Est. value
$8.6M
OFFICE BUILDING
Est. value
$8.1M
MEDICAL BUILDING
Est. value
$7.8M
RETAIL STORES
Est. value
$7.8M
AUTO REPAIR, GARAGE
Est. value
$5.9M
INDUSTRIAL (GENERAL)
Est. value
$4.3M
APARTMENT HOUSE (5+ UNITS) Current
RESTAURANT
OFFICE BUILDING
MEDICAL BUILDING
RETAIL STORES
AUTO REPAIR, GARAGE
INDUSTRIAL (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
1976
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Units
76
Bathrooms
76
Lot
2.98 ac
Current owner
From public records · entity-resolved
Bypass,g C & E C Trust
Trust
Mailing address
2814 SMT DR, HILLSBOROUGH, CA 94010-6239
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
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 21, 2020
—
Guadalupe Campos
—
Deed
related
$2,029,000 · Jpmorgan Chase Bank NA
Oct 3, 2019
—
Bypass,g C & E C Trust
Campos G & E Trust
Quit Claim Deed
related
—
Jul 16, 2019
—
Campos,guadalupe & Estela Trust
Campos,estela
Affidavit Of Death
related
—
May 13, 2016
—
Guadalupe Campos & Estela Campos Re
Guadalupe Campos
Intrafamily Transfer
related
$2,222,785 · Jpmorgan Chase Bank NA
Mar 30, 2005
$4,362,000
Campos Guadalupe & E Trust
Gilligan Trust
Grant Deed
$2,835,000 · La Jolla Bank
Apr 23, 2003
—
Chateau Investors
Web Service Co INC
Quit Claim Deed
related
—
Apr 10, 2003
—
Gilligan,tr
Apip 36 LLC
Grant Deed
related
—
Feb 24, 2003
$2,950,000
Apip 36 LLC
Marietti,lido J & Marie
Grant Deed
$2,065,000 · Sam Lorenzo Lumber Company INC
Apr 27, 2001
$1,077,000
Lido J Marietti
Chateau Investors
Grant Deed
related
—
Aug 28, 1986
—
Chateau Investors
Chateau Investors *i
Quit Claim Deed
related
—
—
—
Lido J Marietti
—
Deed Of Trust
related
$1,612,500 · California Federal Bank
—
—
John V Gilligan
—
Deed Of Trust
related
$2,065,000 · Washington Mutual Fsb
—
—
Apip 36 LLC
—
Deed Of Trust
related
$732,595 · John V Gilligan
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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