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Property profile & analytics
OFF-MARKET
Estimated value
$945,000
Retail space
635 Academy Ave Sanger, CA 93657-2484
Entity Owned
9-yr Hold
Free & Clear
Property ID
US09-1668428
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1935
Construction
TILT-UP CONCRETE
Total area
16,920 SF
Lot
0.69 ac (30,000 SF)
Zoning code
C3
APN
317-104-17
UPID
US09-1668428
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
by Request
Comparable Approach
Comparable
$1.31M
Blend (final)
Blend
$945k
Owner & transaction history
Ani Shopping Center LLC · 9 yrs held
Ani Shopping Center LLC
since 2017
7 recorded transactions
Zoning & alternative use
C3 · Sanger, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Sanger submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sanger 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
$1,510,000
Current use
Blend value · Realmo final
$945k
Range $851k – $1.04M · ±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
$56 / 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
$14,508
Tax year 2023
Assessed value
$1,182,157
Assessed 2023
Previous assessed
$1,182,157
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$328,375
Assessed improvement
$853,782
Applied tax rate
9.0000
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
1935
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
2
Total area
16,920 SF
Lot
0.69 ac (30,000 SF)
Zoning code
C3
APN
317-104-17
UPID
US09-1668428
Jurisdiction
FRESNO
Zoning & alternative use
C3 · Sanger, CAZoning C3 · permitted uses
C3 · Sanger, 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
RETAIL STORES Current
Est. value
$1.5M
RETAIL STORES Current
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
1935
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
2
Lot
0.69 ac
Current owner
From public records · entity-resolved
Ani Shopping Center LLC
Entity
Free & Clear · 9 yrs held
Mailing address
7946 ETHEL AVE, N HOLLYWOOD, CA 91605-1942
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 11, 2023
—
Ani Shopping Center LLC
—
Deed
related
$25,000 · Ani Avakian
Jun 16, 2017
—
Ani Shopping Center LLC
Awakian,vahe
Quit Claim Deed
—
Dec 5, 2007
—
Vahe Awakian
Awakian,wasken & Ani
Quit Claim Deed
related
—
May 4, 2006
$900,000
Wasken Awakian
Walton J R & M A 2005 Trust
Grant Deed
$600,000 · Walton J R & M A 2005 Trust
May 4, 2006
—
Wasken Awakian
Martchian,silva
Grant Deed
related
—
Jun 29, 2005
—
Walton J R & M A 2005 Trust
Walton,james R & Muriel A
Quit Claim Deed
related
—
Feb 24, 2005
$149,500
James R Walton
Aye J G & V L 1991 Trust
Grant Deed
—
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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