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Property profile & analytics
OFF-MARKET
Estimated value
$1,900,000
Retail space
454 Alluvial Ave, Pinedale, CA 93650-1160
Individually Owned
1-yr Hold
~
Est. High Equity
Property ID
US09-1669708
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1991
Construction
TILT-UP CONCRETE
Total area
19,690 SF
Lot
1.65 ac (71,874 SF)
Zoning code
IL
APN
303-021-93S
UPID
US09-1669708
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
-
H H Hot Lunch Restaurant
-
The Meat Market Take-out & Catering Butcher
-
State Center Foods Inc Butcher Big Box & Wholesale Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.40M
Blend (final)
Blend
$1.90M
Owner & transaction history
Michelle Aivazian Sanders · 1 yrs held
Michelle Aivazian Sanders
since 2025
7 recorded transactions
Zoning & alternative use
IL · Pinedale, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$3.1M
+51.0%
Auto repair, garage
$3.0M
+46.5%
Industrial (general)
$2.8M
+33.6%
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 Pinedale submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Pinedale 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
$2,070,000
Current use
OFFICE BUILDING
$3,130,000
Change: +51% · Conversion: Easy
AUTO REPAIR, GARAGE
$3,035,000
Change: +47% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$2,770,000
Change: +34% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$2,520,000
Change: +22% · Conversion: Difficult
Blend value · Realmo final
$1.90M
Range $1.71M – $2.09M · ±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
$96 / 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
$26,735
Tax year 2023
Assessed value
$2,188,658
Assessed 2023
Previous assessed
$2,188,658
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$488,955
Assessed improvement
$1,699,703
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1991
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
2
Total area
19,690 SF
Lot
1.65 ac (71,874 SF)
Zoning code
IL
APN
303-021-93S
UPID
US09-1669708
Jurisdiction
FRESNO
Zoning & alternative use
IL · Pinedale, CA
Zoning IL · permitted uses
IL · Pinedale, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Pinedale. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$2.1M
OFFICE BUILDING
Est. value
$3.1M
AUTO REPAIR, GARAGE
Est. value
$3.0M
INDUSTRIAL (GENERAL)
Est. value
$2.8M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.5M
RETAIL STORES Current
OFFICE BUILDING
AUTO REPAIR, GARAGE
INDUSTRIAL (GENERAL)
APARTMENT HOUSE (5+ UNITS)
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
1991
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
2
Lot
1.65 ac
Current owner
From public records · entity-resolved
Michelle Aivazian Sanders
Individual
Mailing address
2695 W LK VAN NESS CIR, FRESNO, CA 93711-7024
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
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 11, 2025
—
Michelle Aivazian Sanders
Michelle Aivazian Sanders
Deed
related
—
Apr 17, 2023
—
Deborah R Aivazian
Deborah R Aivazian
Correction Deed
related
—
Mar 9, 2023
—
Deborah R Aivazian
—
Deed
related
$360,000 · Fresno First Bank
Oct 31, 2022
—
Deborah R Aivazian
Deborah R Aivazian
Intrafamily Transfer
related
—
Jan 29, 2021
—
Aivazian,mark Trust
Aivazian J R 2016 Trust
Quit Claim Deed
related
—
Feb 27, 2013
—
Aivazian J R & D R Family Trust
Aivazian,jeff & Deborah
Quit Claim Deed
related
—
—
—
Jeff Aivazian
—
Deed Of Trust
related
$755,440 · Premier Valley Bank
—
—
Jeff Aivazian
—
Deed Of Trust
related
$200,000 · Premier Valley Bank
—
—
Jeffrey Aivazian
—
Deed Of Trust
related
$808,715 · Premier Valley Bank
—
—
Jeff Aivazian
—
Deed Of Trust
related
$500,000 · Premier Valley Bank
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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