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Property profile & analytics
OFF-MARKET
Estimated value
$9,335,000
Apartment buildings
7625 1st St 101 Fresno, CA 93720-0904
Entity Owned
7-yr Hold
Property ID
US09-2979313
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (100+ UNITS)
Year built
1980
Construction
WOOD
Total area
98,530 SF
Lot
9.26 ac (403,365 SF)
Zoning code
RM1
APN
303-190-49
UPID
US09-2979313
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
-
River Park Villas Apartment Building Apartment Rental Agency
-
Laundry room River park villas Apartment Building
-
Cumbrowski Consulting Consultant
-
Zumwalt Engineering Consultant Aerial Photographer
-
Lakeside HOA Community Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$9.34M
Owner & transaction history
Rp River Park 1031 LLC · 7 yrs held
Rp River Park 1031 LLC
since 2018
7 recorded transactions
Zoning & alternative use
RM1 · Fresno, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$15.2M
+20.4%
Industrial (general)
$13.9M
+9.8%
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 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
APARTMENT HOUSE (5+ UNITS)
$12,625,000
Current use
AUTO REPAIR, GARAGE
$15,190,000
Change: +20% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$13,855,000
Change: +10% · Conversion: Difficult
RETAIL STORES
$10,370,000
Change: -18% · Conversion: Difficult
Blend value · Realmo final
$9.34M
Range $8.40M – $10.27M · ±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
$95 / 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
$217,417
Tax year 2023
Assessed value
$17,741,232
Assessed 2023
Previous assessed
$17,741,232
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$2,573,284
Assessed improvement
$15,167,948
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
Apartment buildings
Use group
APARTMENT HOUSE (100+ UNITS)
Status
Off-Market
Year built
1980
Construction
WOOD
Heating
NONE
Cooling
REFRIGERATOR
Stories
1
Units
115
Bathrooms
1
Total area
98,530 SF
Lot
9.26 ac (403,365 SF)
Zoning code
RM1
APN
303-190-49
UPID
US09-2979313
Jurisdiction
FRESNO
Zoning & alternative use
RM1 · Fresno, CA
Zoning RM1 · permitted uses
RM1 · 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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$12.6M
AUTO REPAIR, GARAGE
Est. value
$15.2M
INDUSTRIAL (GENERAL)
Est. value
$13.9M
RETAIL STORES
Est. value
$10.4M
APARTMENT HOUSE (5+ UNITS) Current
AUTO REPAIR, GARAGE
INDUSTRIAL (GENERAL)
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
1980
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Units
115
Bathrooms
1
Lot
9.26 ac
Current owner
From public records · entity-resolved
Rp River Park 1031 LLC
Entity
Mailing address
2805 DICKENS ST STE #103, SAN DIEGO, CA 92106-2764
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 30, 2020
—
Rp River Park 1031 LLC
—
Deed
related
$11,810,000 · Cbre Multifamily Cap
Oct 22, 2018
$16,550,000
Rp River Park 1031 LLC
Island Lakes Investors LP
Grant Deed
$10,463,000 · Cbre Multifamily Cap
Jul 1, 2008
—
Island Lakes Investors
Island Lakes 114 Realty LLC
Quit Claim Deed
—
Mar 17, 2006
$9,192,264
Island Lakes 114 Realty LLC
California Island Lakes
Deed Of Trust
$7,625,050 · California Bank & Trust
Feb 26, 1998
—
Alcurt Realty Group INC
Kern County Emp Retirement
Grant Deed
$4,000,000 · Individual
Sep 1, 1988
$4,300,000
Kern County Employees Retirement
Unknown
Grant Deed
—
—
—
Rp River Park 1031 LLC
—
Deed Of Trust
related
$11,810,000 · Cbre Multifamily Cap
—
—
Island Lakes Investors LP
—
Deed Of Trust
related
$5,974,823 · California Bank & Trust
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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