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Property profile & analytics
OFF-MARKET
Estimated value
$3,565,000
Grocery and convenience stores
46365 Panoche Rd, Firebaugh, CA 93622-9719
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US09-1722827
Property profile
Verified
Property type
Grocery and convenience stores
Use group
CONVENIENCE STORE
Year built
2004
Construction
WOOD
Total area
3,727 SF
Lot
1 ac (43,560 SF)
Zoning code
I5CUP
APN
027-190-25S
UPID
US09-1722827
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
-
Rivian Charging Station Electric Vehicle Charging Station
-
Wayback Burgers Restaurant
-
Mobil Gas Station
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.52M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.57M
Owner & transaction history
Panoche Mobil LLC · 4 yrs held
Panoche Mobil LLC
since 2022
Last sale
$3.6M
7 recorded transactions
Zoning & alternative use
I5CUP · Firebaugh, 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 Firebaugh submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Firebaugh 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
$3,645,000
ML approach
$3,515,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$3.57M
Range $3.21M – $3.92M · ±10% · vs last sale $3.55M (Feb 28 2022)
Last sale anchor
$3.55M
Feb 28 2022
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
$957 / 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
$40,069
Tax year 2023
Assessed value
$3,621,000
Assessed 2023
Previous assessed
$3,621,000
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$887,400
Assessed improvement
$2,733,600
Applied tax rate
140.0000
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
Grocery and convenience stores
Use group
CONVENIENCE STORE
Status
Off-Market
Year built
2004
Construction
WOOD
Heating
NONE
Stories
1
Total area
3,727 SF
Lot
1 ac (43,560 SF)
Zoning code
I5CUP
APN
027-190-25S
UPID
US09-1722827
Jurisdiction
FRESNO
Zoning & alternative use
I5CUP · Firebaugh, CA
Zoning I5CUP · permitted uses
I5CUP · Firebaugh, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Firebaugh. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
2004
Construction
WOOD
Heating
NONE
Stories
1
Lot
1 ac
Current owner
From public records · entity-resolved
Panoche Mobil LLC
Entity
Mailing address
46365 W PANOCHE RD, FIREBAUGH, CA 93622-9719
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2022
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
May 2, 2024
—
Panoche Mobil LLC
—
Deed
related
$1,969,000 · Advantage Certified Development Corporat
Apr 25, 2024
—
Panoche Mobil LLC
—
Deed
related
$1,920,000 · Memorial Estates INC
Feb 28, 2022
$3,550,000
Panoche Mobil LLC
Monarch Mc Properties LLC
Grant Deed
$4,267,000 · Santa Cruz County Bank
Dec 15, 2008
—
Susan Vestal
Ighani-vestal Ptshp
Quit Claim Deed
—
Feb 9, 2007
—
Ighani-vestal Ptshp
Ighani,b Living Trust
Quit Claim Deed
—
Dec 1, 2005
—
Ighani Bahman Living Trust
Vestal,susan
Grant Deed
related
—
Jul 15, 2003
—
Bahman Ighani
Ighani,bahman
Quit Claim Deed
related
$1,425,000 · Bank Of The Sierra
Jul 20, 1999
—
Bahman Ighani
Eshraghi,ehsan J
Grant Deed
related
—
Jan 10, 1997
—
Ehsan J Eshraghi
Ighani,bahman
Grant Deed
related
—
—
—
Monarch Mcproperties LLC
—
Deed Of Trust
related
$1,300,000 · Bank Of The Sierra
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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