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Property profile & analytics
OFF-MARKET
Estimated value
$4,385,000
Retail space
6885 Willow Ave Fresno, CA 93710-5949
Entity Owned
~
Est. High Equity
Property ID
US09-2704218
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2006
Construction
WOOD
Total area
14,736 SF
Lot
1.43 ac (62,290 SF)
Zoning code
CC
APN
410-031-02
UPID
US09-2704218
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
-
Furniture Universe Furniture & Home Goods Home Decor Store
-
Minyahil Wondim Pharmacy
-
Khanh Ta Pharmacy
-
El Taco CHINGON LLC Restaurant
-
Aarons Heating & Air Conditioning HVAC Service General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.22M
CAP Approach
CAP
$2.66M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.39M
Owner & transaction history
Willow Retail LLC
Willow Retail LLC
since 2025
Last sale
$4.6M
4 recorded transactions
Zoning & alternative use
CC · Fresno, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$5.1M
+230.0%
Restaurant
$3.5M
+123.4%
Medical building
$3.4M
+121.5%
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
$4,200,000
ML approach
$4,220,000
CAP Approach
CAP Return
Estimation
6%
$2,880,000
6.5%
$2,655,000
7%
$2,465,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$5,120,000
Change: +230% · Conversion: Easy
RESTAURANT
$3,465,000
Change: +123% · Conversion: Easy
MEDICAL BUILDING
$3,435,000
Change: +122% · Conversion: Difficult
Blend value · Realmo final
$4.39M
Range $3.95M – $4.82M · ±10% · vs last sale $4.56M (Nov 24 2025)
Last sale anchor
$4.56M
Nov 24 2025
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
$298 / 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
$66,848
Tax year 2023
Assessed value
$5,506,700
Assessed 2023
Previous assessed
$5,506,700
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$1,600,000
Assessed improvement
$3,906,700
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
2006
Construction
WOOD
Heating
NONE
Stories
1
Total area
14,736 SF
Lot
1.43 ac (62,290 SF)
Zoning code
CC
APN
410-031-02
UPID
US09-2704218
Jurisdiction
FRESNO
Zoning & alternative use
CC · Fresno, CA
Zoning CC · permitted uses
CC · 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
$5.1M
RESTAURANT
Est. value
$3.5M
MEDICAL BUILDING
Est. value
$3.4M
COMMERCIAL (GENERAL)
RESTAURANT
MEDICAL 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
2006
Construction
WOOD
Heating
NONE
Stories
1
Lot
1.43 ac
Current owner
From public records · entity-resolved
Willow Retail LLC
Entity
Mailing address
14255 S FOWLER AVE, SELMA, CA 93662-9663
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 12, 2026
—
Willow Retail LLC
—
Deed
related
$1,885,000 · Southland Economic Development Corpor
Nov 24, 2025
$4,562,500
Willow Retail LLC
Alta Fuels INC
Grant Deed
$1,833,000 · Citizens Business Bank
Jun 10, 2022
$5,950,000
Alta Fuels INC
Re Harris LLC
Grant Deed
—
Feb 6, 2007
—
R E Harris LLC
Fresno Herndon Dev LLC
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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