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Property profile & analytics
OFF-MARKET
Estimated value
$530,000
Retail space
3254 Mckinley Ave Fresno, CA 93722
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US09-2949408
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1949
Construction
WOOD
Total area
4,096 SF
Lot
0.68 ac (29,620 SF)
Zoning code
RA
APN
442-330-06
UPID
US09-2949408
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
$450k
CAP Approach
CAP
$630k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$530k
Owner & transaction history
Pb32 Thandi LLC · 1 yrs held
Pb32 Thandi LLC
since 2025
Last sale
$550,000
5 recorded transactions
Zoning & alternative use
RA · Fresno, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$825,000
+87.0%
Office building
$650,000
+47.9%
Auto repair, garage
$630,000
+43.5%
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
$470,000
ML approach
$450,000
CAP Approach
CAP Return
Estimation
6%
$680,000
6.5%
$630,000
7%
$585,000
Alternative Use
Use
Estimation
RETAIL STORES
$440,000
Current use
MEDICAL BUILDING
$825,000
Change: +87% · Conversion: Difficult
OFFICE BUILDING
$650,000
Change: +48% · Conversion: Easy
AUTO REPAIR, GARAGE
$630,000
Change: +43% · Conversion: Difficult
WAREHOUSE, STORAGE
$385,000
Change: -13% · Conversion: Difficult
Blend value · Realmo final
$530k
Range $477k – $583k · ±10% · vs last sale $550k (Apr 28 2025)
Last sale anchor
$550k
Apr 28 2025
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
$129 / 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
$2,427
Tax year 2023
Assessed value
$183,010
Assessed 2023
Previous assessed
$183,010
+0.0% YoY
Effective rate
1.33%
On assessed value
Assessed land
$59,722
Assessed improvement
$123,288
Applied tax rate
62.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1949
Construction
WOOD
Heating
NONE
Stories
1
Total area
4,096 SF
Lot
0.68 ac (29,620 SF)
Zoning code
RA
APN
442-330-06
UPID
US09-2949408
Jurisdiction
FRESNO
Zoning & alternative use
RA · Fresno, CA
Zoning RA · permitted uses
RA · 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
RETAIL STORES Current
Est. value
$440,000
MEDICAL BUILDING
Est. value
$825,000
OFFICE BUILDING
Est. value
$650,000
AUTO REPAIR, GARAGE
Est. value
$630,000
WAREHOUSE, STORAGE
Est. value
$385,000
RETAIL STORES Current
MEDICAL BUILDING
OFFICE BUILDING
AUTO REPAIR, GARAGE
WAREHOUSE, STORAGE
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
1949
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.68 ac
Current owner
From public records · entity-resolved
Pb32 Thandi LLC
Entity
Mailing address
6938 W HARVARD AVE, FRESNO, CA 93723-9237
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 28, 2025
$550,000
Pb32 Thandi LLC
Johnny Z Nicacio
Grant Deed
$250,000 · Johnny Nicacio
Dec 15, 2016
—
Nicacio,j Z & S S Living Trust
Nicacio,johnny Z & Sofia S
Quit Claim Deed
related
—
Oct 26, 1983
$40,000
Johnny Zamora Nicacio
—
Grant Deed
related
—
Jan 23, 1978
$73,000
—
—
Grant Deed
related
—
—
—
John Nicacio
—
Deed Of Trust
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.
Try Rey
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