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Property profile & analytics
OFF-MARKET
Estimated value
$2,195,000
Apartment buildings
4092 Butler Ave Fresno, CA 93702-4347
Entity Owned
8-yr Hold
~
Est. High Equity
Property ID
US09-0576494
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1965
Construction
WOOD
Total area
13,560 SF
Lot
0.98 ac (42,630 SF)
Zoning code
RM1
APN
471-062-23
UPID
US09-0576494
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
$2.46M
Comparable Approach
Comparable
$2.29M
Blend (final)
Blend
$2.20M
Owner & transaction history
Sao LLC · 8 yrs held
Sao LLC
since 2017
5 recorded transactions
Zoning & alternative use
RM1 · Fresno, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$3.2M
+95.1%
Medical building
$2.7M
+66.8%
Office building
$2.2M
+31.9%
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%
$2,660,000
6.5%
$2,455,000
7%
$2,280,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$1,635,000
Current use
RESTAURANT
$3,190,000
Change: +95% · Conversion: Difficult
MEDICAL BUILDING
$2,725,000
Change: +67% · Conversion: Moderate
OFFICE BUILDING
$2,155,000
Change: +32% · Conversion: Moderate
AUTO REPAIR, GARAGE
$2,090,000
Change: +28% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$1,905,000
Change: +17% · Conversion: Difficult
Blend value · Realmo final
$2.20M
Range $1.98M – $2.41M · ±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
$162 / 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
$17,428
Tax year 2023
Assessed value
$1,356,118
Assessed 2023
Previous assessed
$1,356,118
+0.0% YoY
Effective rate
1.29%
On assessed value
Assessed land
$158,577
Assessed improvement
$1,197,541
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
1965
Construction
WOOD
Heating
NONE
Cooling
REFRIGERATOR
Stories
1
Units
15
Bathrooms
15
Total area
13,560 SF
Lot
0.98 ac (42,630 SF)
Zoning code
RM1
APN
471-062-23
UPID
US09-0576494
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
$1.6M
RESTAURANT
Est. value
$3.2M
MEDICAL BUILDING
Est. value
$2.7M
OFFICE BUILDING
Est. value
$2.2M
AUTO REPAIR, GARAGE
Est. value
$2.1M
INDUSTRIAL (GENERAL)
Est. value
$1.9M
APARTMENT HOUSE (5+ UNITS) Current
RESTAURANT
MEDICAL BUILDING
OFFICE BUILDING
AUTO REPAIR, GARAGE
INDUSTRIAL (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
1965
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Units
15
Bathrooms
15
Lot
0.98 ac
Current owner
From public records · entity-resolved
Sao LLC
Entity
Mailing address
951 S 12TH ST APT 310A, SAN JOSE, CA 95112-2444
Ownership since
2017
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
Oct 12, 2017
$1,240,000
Sao LLC
Gp Sandstone Villas LLC
Grant Deed
—
Sep 13, 2011
—
Gp Sandstone Villas LLC
Investment Funding INC
Grant Deed
—
Aug 16, 2011
$874,922
Investment Funding INC
Chicago Title Co
Trustees Deed
related
—
Jan 18, 2002
$515,000
Kwang Trust
Boolootian Trust
Grant Deed
$386,250 · Washington Mutual Fsb
Jun 18, 1991
—
Verno Boolootian
Boolootian,verno
Quit Claim Deed
related
$186,000 · Individual
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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