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Property profile & analytics
OFF-MARKET
Estimated value
$615,000
Grocery and convenience stores
5310 Spruce Ave Fresno, CA 93722-2344
Individually Owned
~
Est. High Equity
Property ID
US09-3238635
Property profile
Verified
Property type
Grocery and convenience stores
Use group
CONVENIENCE STORE
Year built
1996
Construction
WOOD
Total area
4,246 SF
Lot
0.95 ac (41,382 SF)
Zoning code
TWR
APN
502-180-25
UPID
US09-3238635
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
-
Chevron Fresno Auto Repair Shop
-
Quik Shop / Chevron Service Station Car Wash
-
Ruiz Smog STAR Certified Sustainability Organization
-
Kentucky Fried Chicken Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$760k
Comparable Approach
Comparable
$725k
Blend (final)
Blend
$615k
Owner & transaction history
The Pind Mallah Sandhu Frt
The Pind Mallah Sandhu Frt
since 2025
5 recorded transactions
Zoning & alternative use
TWR · Fresno, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$555,000
+450.3%
Auto repair, garage
$455,000
+348.1%
Medical building
$400,000
+294.9%
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%
$820,000
6.5%
$760,000
7%
$705,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$555,000
Change: +450% · Conversion: Easy
AUTO REPAIR, GARAGE
$455,000
Change: +348% · Conversion: Difficult
MEDICAL BUILDING
$400,000
Change: +295% · Conversion: Difficult
OFFICE BUILDING
$400,000
Change: +294% · Conversion: Moderate
Blend value · Realmo final
$615k
Range $554k – $677k · ±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
$145 / 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
$19,656
Tax year 2023
Assessed value
$1,536,805
Assessed 2023
Previous assessed
$1,536,805
+0.0% YoY
Effective rate
1.28%
On assessed value
Assessed land
$551,672
Assessed improvement
$985,133
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
Grocery and convenience stores
Use group
CONVENIENCE STORE
Status
Off-Market
Year built
1996
Construction
WOOD
Heating
NONE
Stories
1
Total area
4,246 SF
Lot
0.95 ac (41,382 SF)
Zoning code
TWR
APN
502-180-25
UPID
US09-3238635
Jurisdiction
FRESNO
Zoning & alternative use
TWR · Fresno, CA
Zoning TWR · permitted uses
TWR · 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
COMMERCIAL (GENERAL)
Est. value
$555,000
AUTO REPAIR, GARAGE
Est. value
$455,000
MEDICAL BUILDING
Est. value
$400,000
OFFICE BUILDING
Est. value
$400,000
COMMERCIAL (GENERAL)
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
1996
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.95 ac
Current owner
From public records · entity-resolved
The Pind Mallah Sandhu Frt
Individual
Mailing address
5310 W SPRUCE AVE, FRESNO, CA 93722-2344
Mailing matches property
Yes
Owner-occupied
Yes
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 15, 2025
—
The Pind Mallah Sandhu Frt
Gurmej Singh
Deed
related
—
Oct 15, 2025
—
Gurmej Singh
Gurmej Singh
Deed
related
—
Oct 4, 2017
—
Gurmej Singh
Gurmej Singh
Intrafamily Transfer
related
$1,345,000 · Santa Cruz County Bank
Nov 9, 2005
$2,000,000
Gurmej Singh
Beal Properties INC
Grant Deed
$1,600,000 · Beal Props INC
—
—
Gurmej Singh
—
Deed Of Trust
related
$1,000,000 · Johnny Quik Food Stores INC
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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