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Property profile & analytics
OFF-MARKET
Estimated value
$910,000
Medical Office Space
31985 Ldg Lodge Tollhouse, CA 93667
Entity Owned
6-yr Hold
Free & Clear
Property ID
US09-3614900
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
1985
Construction
WOOD
Total area
2,680 SF
Lot
0.06 ac (2,752 SF)
Zoning code
RCC
APN
128-820-04S
UPID
US09-3614900
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
$1.12M
CAP Approach
CAP
$585k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$910k
Owner & transaction history
4 Lane Partners LP · 6 yrs held
4 Lane Partners LP
since 2020
Last sale
$905,000
3 recorded transactions
Zoning & alternative use
RCC · Tollhouse, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$835,000
+59.8%
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 Tollhouse submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Tollhouse 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
$1,045,000
ML approach
$1,115,000
CAP Approach
CAP Return
Estimation
6%
$630,000
6.5%
$585,000
7%
$540,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$835,000
Change: +60% · Conversion: Easy
Blend value · Realmo final
$910k
Range $819k – $1.00M · ±10% · vs last sale $905k (Jun 29 2020)
Last sale anchor
$905k
Jun 29 2020
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
$340 / 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
$1,858
Tax year 2023
Assessed value
$173,442
Assessed 2023
Previous assessed
$173,442
+0.0% YoY
Effective rate
1.07%
On assessed value
Assessed land
$38,892
Assessed improvement
$134,550
Applied tax rate
199.0000
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
Medical Office Space
Use group
MEDICAL BUILDING
Status
Off-Market
Year built
1985
Construction
WOOD
Heating
NONE
Stories
1
Total area
2,680 SF
Lot
0.06 ac (2,752 SF)
Zoning code
RCC
APN
128-820-04S
UPID
US09-3614900
Jurisdiction
FRESNO
Zoning & alternative use
RCC · Tollhouse, CA
Zoning RCC · permitted uses
RCC · Tollhouse, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Tollhouse. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$835,000
COMMERCIAL (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
1985
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.06 ac
Current owner
From public records · entity-resolved
4 Lane Partners LP
Entity
Free & Clear · 6 yrs held
Mailing address
1171 W SHAW AVE STE #112, FRESNO, CA 93711-3719
Ownership since
2020
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
May 1, 2023
—
4 Lane Partners LP
—
Deed
related
$200,000 · Citizens Business Bank
Dec 29, 2020
—
4 Lane Partners LP
—
Deed
related
$700,000 · Citizens Business Bank
Jun 29, 2020
$905,000
4 Lane Partners LP
Venator Family Trust
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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