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Property profile & analytics
OFF-MARKET
Estimated value
$1,495,000
Retail space
44185 Hwy 168 Shaver Lake, CA 93664-9701
Entity Owned
11-yr Hold
~
Est. High Equity
Property ID
US09-1533520
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1937
Construction
WOOD
Total area
11,778 SF
Lot
3.33 ac (145,054 SF)
Zoning code
C4M
APN
120-301-22
UPID
US09-1533520
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
by Request
Comparable Approach
Comparable
$2.04M
Blend (final)
Blend
$1.50M
Owner & transaction history
Rain LLC · 11 yrs held
Rain LLC
since 2015
5 recorded transactions
Zoning & alternative use
C4M · Shaver Lake, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$2.3M
+81.2%
Office building
$2.0M
+57.4%
Auto repair, garage
$1.7M
+36.4%
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 Shaver Lake submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Shaver Lake 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$1,270,000
Current use
MEDICAL BUILDING
$2,300,000
Change: +81% · Conversion: Difficult
OFFICE BUILDING
$1,995,000
Change: +57% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,730,000
Change: +36% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$1,500,000
Change: +18% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$1,255,000
Change: -1% · Conversion: Difficult
Blend value · Realmo final
$1.50M
Range $1.35M – $1.64M · ±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
$127 / 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
$22,604
Tax year 2023
Assessed value
$2,158,839
Assessed 2023
Previous assessed
$2,158,839
+0.0% YoY
Effective rate
1.05%
On assessed value
Assessed land
$693,105
Assessed improvement
$1,465,734
Applied tax rate
60.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1937
Construction
WOOD
Heating
NONE
Stories
1
Units
18
Total area
11,778 SF
Lot
3.33 ac (145,054 SF)
Zoning code
C4M
APN
120-301-22
UPID
US09-1533520
Jurisdiction
FRESNO
Zoning & alternative use
C4M · Shaver Lake, CA
Zoning C4M · permitted uses
C4M · Shaver Lake, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Shaver Lake. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$1.3M
MEDICAL BUILDING
Est. value
$2.3M
OFFICE BUILDING
Est. value
$2.0M
AUTO REPAIR, GARAGE
Est. value
$1.7M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.5M
INDUSTRIAL (GENERAL)
Est. value
$1.3M
RETAIL STORES Current
MEDICAL BUILDING
OFFICE BUILDING
AUTO REPAIR, GARAGE
APARTMENT HOUSE (5+ UNITS)
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
1937
Construction
WOOD
Heating
NONE
Stories
1
Units
18
Lot
3.33 ac
Current owner
From public records · entity-resolved
Rain LLC
Entity
Mailing address
35244 OIL CITY RD, COALINGA, CA 93210-9221
Ownership since
2015
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
Jun 25, 2015
$1,800,000
Rain LLC
Old Dominion Cap
Grant Deed
$1,000,000 · Standard Credit Corp
Apr 15, 2015
—
Old Dominion Cap
En Passant Investments LLC
Grant Deed
—
Jun 27, 2014
—
En Passant Investments LLC
Old Dominion Cap
Grant Deed
—
Dec 30, 2011
$900,000
Dominion Cap Old
Wt Capital Lender Services
Trustees Deed
related
—
—
—
En Passant Investments LLC
—
Deed Of Trust
related
$350,000 · Howe Family Trust (pt)
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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