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Property profile & analytics
OFF-MARKET
Estimated value
$4,265,000
Apartment buildings
3051 Sierra Vis Ave 101 Fresno, CA 93703-1614
Entity Owned
8-yr Hold
~
Est. High Equity
Property ID
US09-1896941
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1977
Construction
WOOD
Total area
28,555 SF
Lot
2.78 ac (121,096 SF)
Zoning code
RM1
APN
447-050-46
UPID
US09-1896941
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
-
Vintage Court Apartments Apartment Building Apartments
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$5.04M
Comparable Approach
Comparable
$4.32M
Blend (final)
Blend
$4.27M
Owner & transaction history
Meganova LP · 8 yrs held
Meganova LP
since 2018
7 recorded transactions
Zoning & alternative use
RM1 · Fresno, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$6.7M
+101.9%
Medical building
$5.7M
+72.6%
Auto repair, garage
$4.5M
+35.4%
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%
$5,460,000
6.5%
$5,040,000
7%
$4,680,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$3,325,000
Current use
RESTAURANT
$6,715,000
Change: +102% · Conversion: Difficult
MEDICAL BUILDING
$5,740,000
Change: +73% · Conversion: Moderate
AUTO REPAIR, GARAGE
$4,505,000
Change: +35% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$4,015,000
Change: +21% · Conversion: Difficult
OFFICE BUILDING
$2,990,000
Change: -10% · Conversion: Moderate
RETAIL STORES
$2,895,000
Change: -13% · Conversion: Difficult
Blend value · Realmo final
$4.27M
Range $3.84M – $4.69M · ±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
$149 / 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
$40,476
Tax year 2023
Assessed value
$3,133,681
Assessed 2023
Previous assessed
$3,133,681
+0.0% YoY
Effective rate
1.29%
On assessed value
Assessed land
$415,305
Assessed improvement
$2,718,376
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1977
Construction
WOOD
Heating
NONE
Cooling
REFRIGERATOR
Stories
1
Units
55
Bathrooms
75
Total area
28,555 SF
Lot
2.78 ac (121,096 SF)
Zoning code
RM1
APN
447-050-46
UPID
US09-1896941
Jurisdiction
FRESNO
Zoning & alternative use
RM1 · Fresno, CA
Zoning RM1 · permitted uses
RM1 · 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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$3.3M
RESTAURANT
Est. value
$6.7M
MEDICAL BUILDING
Est. value
$5.7M
AUTO REPAIR, GARAGE
Est. value
$4.5M
INDUSTRIAL (GENERAL)
Est. value
$4.0M
OFFICE BUILDING
Est. value
$3.0M
RETAIL STORES
Est. value
$2.9M
APARTMENT HOUSE (5+ UNITS) Current
RESTAURANT
MEDICAL BUILDING
AUTO REPAIR, GARAGE
INDUSTRIAL (GENERAL)
OFFICE BUILDING
RETAIL STORES
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
1977
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Units
55
Bathrooms
75
Lot
2.78 ac
Current owner
From public records · entity-resolved
Meganova LP
Entity
Mailing address
PO BOX 280188, NORTHRIDGE, CA 91328-0188
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 27, 2023
—
Meganova L P
—
Deed
related
$3,420,000 · Pacific Premier Bank
Apr 27, 2021
—
Meganova LP
—
Deed
related
$2,940,000 · Pacific Premier Bank
Feb 22, 2018
—
Meganova LP
Meganova LP
Grant Deed
related
$2,275,000 · Opus Bank
Jul 31, 2015
$2,750,000
Meganova LP
Vintage Court Apartments LLC
Grant Deed
$1,787,500 · Americanwest Bank
Aug 14, 2008
—
Vintage Court Apartments LLC
Vintage Court Apartments LLC
Grant Deed
related
$2,200,000 · Washington Mutual Bank
Feb 28, 2003
—
Rosegarden LLC
Web Service Co
Quit Claim Deed
related
$1,105,000 · Washington Mutual Fsb
Nov 7, 2001
$1,300,000
Rose Garden Apartments LLC
Cypress Point Apartments LLC
Grant Deed
$845,000 · Washington Mutual Fsb
Sep 28, 2001
—
Cypress Point Apartments LLC
Patrick,tracy M & Cathy A
Quit Claim Deed
related
—
Apr 8, 1999
$76,500
Tracy M Patrick
Elkins,joyce E
Grant Deed
—
Dec 2, 1998
—
Joyce E Elkins
Elkins,melvin J & Joyce E
Quit Claim Deed
related
—
Apr 17, 1998
—
Melvin J Elkins
Elkins,joyce E
Quit Claim Deed
related
—
Nov 30, 1983
$300,000
—
—
Grant Deed
related
—
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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