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Property profile & analytics
OFF-MARKET
Estimated value
$21,460,000
Manufacturing properties
31120 Nutmeg Rd Goshen, CA 93227
Entity Owned
24-yr Hold
~
Est. High Equity
Property ID
US09-6098658
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
2002
Total area
236,636 SF
Lot
23.38 ac (1,018,432 SF)
Zoning code
A1/AE40
APN
072-050-022-000
UPID
US09-6098658
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
by Request
CAP Approach
CAP
$21.20M
Comparable Approach
Comparable
$17.75M
Blend (final)
Blend
$21.46M
Owner & transaction history
Western Milling LLC · 24 yrs held
Western Milling LLC
since 2001
3 recorded transactions
Zoning & alternative use
A1/AE40 · Goshen, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$33.1M
+30.9%
Apartment house (5+ units)
$32.2M
+27.1%
Retail stores
$30.0M
+18.7%
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 Goshen submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Goshen 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%
$22,960,000
6.5%
$21,195,000
7%
$19,680,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$25,315,000
Current use
OFFICE BUILDING
$33,130,000
Change: +31% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$32,175,000
Change: +27% · Conversion: Difficult
RETAIL STORES
$30,045,000
Change: +19% · Conversion: Moderate
Blend value · Realmo final
$21.46M
Range $19.31M – $23.61M · ±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
$91 / 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
$563,107
Tax year 2024
Assessed value
$52,606,887
Assessed 2024
Previous assessed
$52,606,887
+0.0% YoY
Effective rate
1.07%
On assessed value
Assessed land
$498,969
Assessed improvement
$52,107,918
Applied tax rate
153.0000
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
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
2002
Heating
NONE
Cooling
AC.OFFICE ONLY
Stories
2
Units
1
Total area
236,636 SF
Lot
23.38 ac (1,018,432 SF)
Zoning code
A1/AE40
APN
072-050-022-000
UPID
US09-6098658
Jurisdiction
TULARE
Zoning & alternative use
A1/AE40 · Goshen, CA
Zoning A1/AE40 · permitted uses
A1/AE40 · Goshen, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Goshen. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$25.3M
OFFICE BUILDING
Est. value
$33.1M
APARTMENT HOUSE (5+ UNITS)
Est. value
$32.2M
RETAIL STORES
Est. value
$30.0M
INDUSTRIAL (GENERAL) Current
OFFICE BUILDING
APARTMENT HOUSE (5+ UNITS)
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
2002
Heating
NONE
Cooling
Yes
Stories
2
Units
1
Lot
23.38 ac
Current owner
From public records · entity-resolved
Western Milling LLC
Entity
Mailing address
31120 WW RD, GOSHEN, CA 93227
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2001
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
Jun 30, 2022
—
Western Milling LLC
—
Deed
related
—
Apr 22, 2003
—
Western Milling LLC
—
Deed Of Trust
related
$12,000,000 · Metropolitan Life Insurance
Sep 5, 2001
—
Western Milling LLC
Kruseco LLC
Grant Deed
$8,000,000 · Wells Fargo 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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