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Property profile & analytics
OFF-MARKET
Estimated value
$730,000
Grocery and convenience stores
46378 Panoche Rd, Firebaugh, CA 93622-9719
Entity Owned
7-yr Hold
~
Est. High Equity
Property ID
US09-1967723
Property profile
Verified
Property type
Grocery and convenience stores
Use group
CONVENIENCE STORE
Year built
1976
Construction
WOOD
Total area
5,100 SF
Lot
0.98 ac (42,688 SF)
Zoning code
I5CUP
APN
027-190-18S
UPID
US09-1967723
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
-
Subway Take-out & Catering Catering Service
-
Westside Country Store Grocery & Convenience Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.01M
Blend (final)
Blend
$730k
Owner & transaction history
J S T LLC · 7 yrs held
J S T LLC
since 2019
7 recorded transactions
Zoning & alternative use
I5CUP · Firebaugh, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$790,000
+613.9%
Restaurant
$625,000
+466.5%
Auto repair, garage
$555,000
+404.6%
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 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
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
COMMERCIAL (GENERAL)
$790,000
Change: +614% · Conversion: Easy
RESTAURANT
$625,000
Change: +466% · Conversion: Difficult
AUTO REPAIR, GARAGE
$555,000
Change: +405% · Conversion: Difficult
MEDICAL BUILDING
$510,000
Change: +362% · Conversion: Difficult
OFFICE BUILDING
$490,000
Change: +342% · Conversion: Moderate
Blend value · Realmo final
$730k
Range $657k – $803k · ±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
$143 / 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
$11,302
Tax year 2023
Assessed value
$1,018,590
Assessed 2023
Previous assessed
$1,018,590
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$595,071
Assessed improvement
$423,519
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
1976
Construction
WOOD
Heating
NONE
Stories
1
Total area
5,100 SF
Lot
0.98 ac (42,688 SF)
Zoning code
I5CUP
APN
027-190-18S
UPID
US09-1967723
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.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$790,000
RESTAURANT
Est. value
$625,000
AUTO REPAIR, GARAGE
Est. value
$555,000
MEDICAL BUILDING
Est. value
$510,000
OFFICE BUILDING
Est. value
$490,000
COMMERCIAL (GENERAL)
RESTAURANT
AUTO REPAIR, GARAGE
MEDICAL BUILDING
OFFICE BUILDING
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
1976
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.98 ac
Current owner
From public records · entity-resolved
J S T LLC
Entity
Mailing address
405 N PALM AVE, FRESNO, CA 93701-1440
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 17, 2025
—
Surinder Pal Singh
—
Deed
related
$1,000,000 · J S T LLC
Dec 12, 2019
—
California Fresno Invs Co
—
Deed
related
$180,000 · Phillips 66 Co
Feb 7, 2019
$4,150,000
J S T LLC
Lanlor Trust
Trustees Deed
$3,100,000 · Lanlor Trust (pt)
Sep 25, 2015
—
The Lanlor Trust
Lanny George Taylor
Intrafamily Transfer
related
$2,050,000 · First Community Bank
Nov 21, 2013
—
Lanlor Trust
Hansen,cindy A & Gerald H
Grant Deed
related
—
Nov 3, 2011
—
Owner Name Unavailable
Owner Name Unavailable
Quit Claim Deed
related
—
Nov 3, 2010
—
Cindy A Hansen
Lanlor Trust
Grant Deed
related
—
Mar 11, 2010
—
Hewitson Family Trust
Hewitson,richard L & Susen
Quit Claim Deed
related
—
Mar 11, 2010
$600,000
Lanlor Trust
Hewitson Family 2002 Trust
Grant Deed
$550,000 · Hewitson Family 2002 Trust
Sep 8, 2003
—
Hewitson,tr
Hewitson,richard L & Susen J
Quit Claim Deed
related
—
—
—
California Fresno Invs Co
—
Deed Of Trust
related
$180,000 · Phillips 66 Co
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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