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Property profile & analytics
OFF-MARKET
Estimated value
$1,650,000
Retail space
521 Shaw Ave Fresno, CA 93710-7700
Individually Owned
20-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-3084120
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1984
Construction
TILT-UP CONCRETE
Total area
16,740 SF
Lot
0.43 ac (18,600 SF)
Zoning code
CR
APN
427-030-33
UPID
US09-3084120
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
-
Panda Express Restaurant
-
Hot Dog on a Stick Restaurant
-
Mountain Mike's Pizza Restaurant
-
Crave Tacos Restaurant
-
Sbarro Take-out & Catering Catering Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.08M
Blend (final)
Blend
$1.65M
Owner & transaction history
Cheesecake Factory Restaurants · 20 yrs held
Cheesecake Factory Restaurants
since 2006
5 recorded transactions
Zoning & alternative use
CR · Fresno, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$2.7M
+53.3%
Auto repair, garage
$2.6M
+46.5%
Office building
$2.5M
+41.0%
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 Fresno submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Fresno 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
$1,760,000
Current use
APARTMENT HOUSE (5+ UNITS)
$2,700,000
Change: +53% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,580,000
Change: +47% · Conversion: Difficult
OFFICE BUILDING
$2,485,000
Change: +41% · Conversion: Easy
INDUSTRIAL (GENERAL)
$2,355,000
Change: +34% · Conversion: Difficult
Blend value · Realmo final
$1.65M
Range $1.49M – $1.82M · ±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
$99 / 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
$31,604
Tax year 2023
Assessed value
$2,481,246
Assessed 2023
Previous assessed
$2,481,246
+0.0% YoY
Effective rate
1.27%
On assessed value
Assessed land
$289,598
Assessed improvement
$2,191,648
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
1984
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
16,740 SF
Lot
0.43 ac (18,600 SF)
Zoning code
CR
APN
427-030-33
UPID
US09-3084120
Jurisdiction
FRESNO
Zoning & alternative use
CR · Fresno, CA
Zoning CR · permitted uses
CR · Fresno, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Fresno. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$1.8M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.7M
AUTO REPAIR, GARAGE
Est. value
$2.6M
OFFICE BUILDING
Est. value
$2.5M
INDUSTRIAL (GENERAL)
Est. value
$2.4M
RETAIL STORES Current
APARTMENT HOUSE (5+ UNITS)
AUTO REPAIR, GARAGE
OFFICE BUILDING
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
1984
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.43 ac
Current owner
From public records · entity-resolved
Cheesecake Factory Restaurants
Individual
Free & Clear · 20 yrs held
Mailing address
4841 N 1ST ST, FRESNO, CA 93726-0515
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2006
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
Jul 11, 2008
—
Macerich Fresno
—
Deed Of Trust
related
$170,000,000 · Northwestern Mutual Life Ins
Jan 31, 2006
—
Cheesecake Factory Restaurants
Macerich Fresno
Grant Deed
related
—
Dec 20, 1996
—
Macerich Fresno LP
Mca Fresno Associates L P
Grant Deed
related
—
Sep 24, 1983
$434,500
Macerich Fresno Limited Partnership
Mca Fresno Associates LP
Grant Deed
related
—
—
—
Macerich California Assoc
—
Deed Of Trust
related
—
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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