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Property profile & analytics
OFF-MARKET
Estimated value
$895,000
Strip malls
4218 Butler Ave Fresno, CA 93702-3647
Trust Owned
9-yr Hold
Free & Clear
Property ID
US09-3324675
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
1957
Construction
TILT-UP CONCRETE
Total area
54,530 SF
Lot
6.4 ac (278,784 SF)
Zoning code
CC
APN
471-070-20
UPID
US09-3324675
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
Current use
Occupant on record · Public records
-
Happy Wash & Dry (Bike/Boat/Book/etc) Store
-
Sinaloense Wireless Mobile Phone Store Electronics & Wireless Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$895k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$895k
Blend (final)
Blend
$895k
Owner & transaction history
Hanoian,peter III Trust · 9 yrs held
Hanoian,peter III Trust
since 2017
7 recorded transactions
Zoning & alternative use
CC · Fresno, 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 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
$895,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$1,300,000
Current use
Blend value · Realmo final
$895k
Range $806k – $985k · ±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 2023Property tax & assessments
Tax year 2023
Tax billed
$31,917
Tax year 2023
Assessed value
$2,446,089
Assessed 2023
Previous assessed
$2,446,089
+0.0% YoY
Effective rate
1.30%
On assessed value
Assessed land
$923,176
Assessed improvement
$1,522,913
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
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Status
Off-Market
Year built
1957
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
54,530 SF
Lot
6.4 ac (278,784 SF)
Zoning code
CC
APN
471-070-20
UPID
US09-3324675
Jurisdiction
FRESNO
Zoning & alternative use
CC · Fresno, CA
Zoning CC · permitted uses
CC · 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
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$1.3M
NEIGHBORHOOD: SHOPPING CENTER Current
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
1957
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
6.4 ac
Current owner
From public records · entity-resolved
Hanoian,peter III Trust
Trust
Free & Clear · 9 yrs held
Mailing address
39 JULIANNE CT, WALNUT CREEK, CA 94595-2610
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 2, 2017
—
Hanoian,peter III Trust
Hanoian,peter III
Quit Claim Deed
related
—
Dec 16, 2014
—
Hanoian,john Trust
Hanoian,john
Quit Claim Deed
related
—
Apr 8, 2014
—
Frances Sutherland
Hanoian Violet M Trust
Quit Claim Deed
related
—
Dec 9, 2010
—
Owner Name Unavailable
Owner Name Unavailable
Quit Claim Deed
related
—
Dec 1, 2009
—
Owner Name Unavailable
Owner Name Unavailable
Quit Claim Deed
related
—
Nov 29, 2004
—
John Hanoian
Hanoian Aznive Trust
Quit Claim Deed
related
—
May 6, 2002
—
Hanoian Trust
Hanoian,violet M
Quit Claim Deed
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.
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