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Property profile & analytics
OFF-MARKET
Estimated value
$25,570,000
Manufacturing properties
501 Alta Ave Dinuba, CA 93618-2100
Individually Owned
29-yr Hold
~
Est. High Equity
Property ID
US09-6012509
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1989
Construction
STEEL FRAME
Total area
311,815 SF
Lot
18.19 ac (792,356 SF)
Zoning code
M-1
APN
017-030-005-000
UPID
US09-6012509
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
$27.93M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$25.57M
Owner & transaction history
Ruiz Foods Products · 29 yrs held
Ruiz Foods Products
since 1997
1 recorded transaction
Zoning & alternative use
M-1 · Dinuba, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$42.4M
+27.1%
Retail stores
$39.6M
+18.7%
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 Dinuba submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Dinuba 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%
$30,255,000
6.5%
$27,930,000
7%
$25,935,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$33,360,000
Current use
APARTMENT HOUSE (5+ UNITS)
$42,395,000
Change: +27% · Conversion: Difficult
RETAIL STORES
$39,590,000
Change: +19% · Conversion: Moderate
Blend value · Realmo final
$25.57M
Range $23.01M – $28.13M · ±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
$82 / 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 2024Property tax & assessments
Tax year 2024
Tax billed
$1,077,771
Tax year 2024
Assessed value
$97,021,225
Assessed 2024
Previous assessed
$97,021,225
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$485,287
Assessed improvement
$96,535,938
Applied tax rate
1.0000
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1989
Construction
STEEL FRAME
Heating
YES
Cooling
YES
Stories
1
Total area
311,815 SF
Lot
18.19 ac (792,356 SF)
Zoning code
M-1
APN
017-030-005-000
UPID
US09-6012509
Jurisdiction
TULARE
Zoning & alternative use
M-1 · Dinuba, CA
Zoning M-1 · permitted uses
M-1 · Dinuba, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Dinuba. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$33.4M
APARTMENT HOUSE (5+ UNITS)
Est. value
$42.4M
RETAIL STORES
Est. value
$39.6M
INDUSTRIAL (GENERAL) Current
APARTMENT HOUSE (5+ UNITS)
RETAIL STORES
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
1989
Construction
STEEL FRAME
Heating
YES
Cooling
Yes
Stories
1
Lot
18.19 ac
Current owner
From public records · entity-resolved
Ruiz Foods Products
Individual
Mailing address
PO BOX 37, DINUBA, CA 93618-0037
Ownership since
1997
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 11, 1997
—
Ruiz Foods Products
Dinuba City (ca)
Grant Deed
$348,866 · Redevelopment Agency Dinuba
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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