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Property profile & analytics
OFF-MARKET
Estimated value
$700,000
Manufacturing properties
3192 Indianola Ave, Sanger, CA 93657-9716
Individually Owned
15-yr Hold
Free & Clear
Property ID
US09-2391087
Property profile
Verified
Property type
Manufacturing properties
Use group
FOOD PACKING, PACKING PLANT
Year built
1950
Construction
TYPE NOT SPECIFIED
Total area
43,766 SF
Lot
9.85 ac (429,066 SF)
Zoning code
RA
APN
332-080-22
UPID
US09-2391087
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
$865k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$532k
Blend (final)
Blend
$700k
Owner & transaction history
Chooljian Farms · 15 yrs held
Chooljian Farms
since 2010
2 recorded transactions
Zoning & alternative use
RA · Sanger, 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 Sanger submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sanger 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
$865,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$700k
Range $630k – $770k · ±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
$16 / 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
$14,728
Tax year 2024
Assessed value
$1,193,245
Assessed 2024
Previous assessed
$1,193,245
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$540,101
Assessed improvement
$653,144
Applied tax rate
71.0000
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
1950
Construction
TYPE NOT SPECIFIED
Heating
NONE
Stories
1
Total area
43,766 SF
Lot
9.85 ac (429,066 SF)
Zoning code
RA
APN
332-080-22
UPID
US09-2391087
Jurisdiction
FRESNO
Zoning & alternative use
RA · Sanger, CA
Zoning RA · permitted uses
RA · Sanger, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Sanger. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1950
Construction
TYPE NOT SPECIFIED
Heating
NONE
Stories
1
Lot
9.85 ac
Current owner
From public records · entity-resolved
Chooljian Farms
Individual
Free & Clear · 15 yrs held
Mailing address
PO BOX 395, SANGER, CA 93657-0395
Ownership since
2010
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 8, 2025
—
Chooljian Bros Packing Co INC
—
Deed
related
$14,360,000 · Rabo Agrifinance INC
Sep 28, 2010
$3,005,000
Chooljian Farms
Chooljian Bros
Grant Deed
—
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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