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Property profile & analytics
OFF-MARKET
Estimated value
$10,085,000
Day care centers
564 Herndon Ave Clovis, CA 93612-0105
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US09-0067657
Property profile
Verified
Property type
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Year built
2005
Construction
TILT-UP CONCRETE
Total area
32,641 SF
Lot
4.5 ac (196,020 SF)
Zoning code
CP
APN
410-031-10
UPID
US09-0067657
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
-
National Holistic Institute - Clovis Massage School Alternative Medicine Practice
-
Institute of Technology - Clovis Vocational School Training Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$9.12M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$8.86M
Blend (final)
Blend
$10.09M
Owner & transaction history
Beck Brothers LLC · 4 yrs held
Beck Brothers LLC
since 2022
Last sale
$10.6M
6 recorded transactions
Zoning & alternative use
CP · Clovis, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$10.2M
+42.8%
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 Clovis submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Clovis 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
$11,345,000
ML approach
$9,120,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE
$7,125,000
Current use
COMMERCIAL (GENERAL)
$10,175,000
Change: +43% · Conversion: Difficult
RESTAURANT
$6,960,000
Change: -2% · Conversion: Difficult
OFFICE BUILDING
$6,580,000
Change: -8% · Conversion: Difficult
MEDICAL BUILDING
$6,365,000
Change: -11% · Conversion: Difficult
RETAIL STORES
$6,335,000
Change: -11% · Conversion: Difficult
Blend value · Realmo final
$10.09M
Range $9.08M – $11.09M · ±10% · vs last sale $10.55M (May 31 2022)
Last sale anchor
$10.55M
May 31 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
$309 / 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
$129,072
Tax year 2023
Assessed value
$10,761,000
Assessed 2023
Previous assessed
$10,761,000
+0.0% YoY
Effective rate
1.20%
On assessed value
Assessed land
$2,397,000
Assessed improvement
$8,364,000
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
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Status
Off-Market
Year built
2005
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
32,641 SF
Lot
4.5 ac (196,020 SF)
Zoning code
CP
APN
410-031-10
UPID
US09-0067657
Jurisdiction
FRESNO
Zoning & alternative use
CP · Clovis, CAZoning CP · permitted uses
CP · Clovis, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE Current
Est. value
$7.1M
COMMERCIAL (GENERAL)
Est. value
$10.2M
RESTAURANT
Est. value
$7.0M
OFFICE BUILDING
Est. value
$6.6M
MEDICAL BUILDING
Est. value
$6.4M
RETAIL STORES
Est. value
$6.3M
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE Current
COMMERCIAL (GENERAL)
RESTAURANT
OFFICE BUILDING
MEDICAL BUILDING
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
2005
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
4.5 ac
Current owner
From public records · entity-resolved
Beck Brothers LLC
Entity
Mailing address
11217 N BURNHAVEN WAY, FRESNO, CA 93730-7008
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 31, 2022
$10,550,000
Beck Brothers LLC
Hines Clovis Properties LLC
Grant Deed
$6,785,000 · Citizens Business Bank
Apr 6, 2020
—
Hines Clovis Properties LLC
—
Deed
related
—
Apr 6, 2007
—
Hines Clovis Properties LLC
Hines Clovis Props LLC
Quit Claim Deed
related
—
Dec 15, 2005
—
Vincent S Lanovara
Owner,record
Grant Deed
—
Mar 25, 2005
—
Vincent S Lanovara
—
Trustees Deed
related
$4,000,000 · County Bank
—
—
Hines Clovis Properties LLC
—
Loan Modification
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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