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Property profile & analytics
OFF-MARKET
Estimated value
$6,000,000
Apartment buildings
8312 Mendocino Ave, Parlier, CA 93648-9792
Individually Owned
34-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-3072009
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1993
Construction
WOOD
Total area
61,486 SF
Lot
3.25 ac (141,570 SF)
Zoning code
R3
APN
355-293-23
UPID
US09-3072009
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
-
Parkwood Apartments - Nelson Properties Apartment Building Apartments
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$6.08M
Blend (final)
Blend
$6.00M
Owner & transaction history
Parlier-parkwood Apartments · 34 yrs held
Parlier-parkwood Apartments
since 1991
2 recorded transactions
Zoning & alternative use
R3 · Parlier, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$9.0M
+15.4%
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 Parlier submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Parlier 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)
$7,820,000
Current use
AUTO REPAIR, GARAGE
$9,025,000
Change: +15% · Conversion: Difficult
RETAIL STORES
$6,620,000
Change: -15% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$6,550,000
Change: -16% · Conversion: Difficult
Blend value · Realmo final
$6.00M
Range $5.40M – $6.60M · ±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
$98 / 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
$53,526
Tax year 2023
Assessed value
$3,795,717
Assessed 2023
Previous assessed
$3,795,717
+0.0% YoY
Effective rate
1.41%
On assessed value
Assessed land
$147,866
Assessed improvement
$3,647,851
Applied tax rate
7.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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 (5+ UNITS)
Status
Off-Market
Year built
1993
Construction
WOOD
Heating
NONE
Cooling
REFRIGERATOR
Stories
2
Units
70
Bathrooms
77
Total area
61,486 SF
Lot
3.25 ac (141,570 SF)
Zoning code
R3
APN
355-293-23
UPID
US09-3072009
Jurisdiction
FRESNO
Zoning & alternative use
R3 · Parlier, CA
Zoning R3 · permitted uses
R3 · Parlier, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Parlier. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$7.8M
AUTO REPAIR, GARAGE
Est. value
$9.0M
RETAIL STORES
Est. value
$6.6M
INDUSTRIAL (GENERAL)
Est. value
$6.6M
APARTMENT HOUSE (5+ UNITS) Current
AUTO REPAIR, GARAGE
RETAIL STORES
INDUSTRIAL (GENERAL)
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
1993
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
2
Units
70
Bathrooms
77
Lot
3.25 ac
Current owner
From public records · entity-resolved
Parlier-parkwood Apartments
Individual
Free & Clear · 34 yrs held
Mailing address
3400 MCCALL AVE STE #100, SELMA, CA 93662-2560
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
1991
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 29, 1991
$86,687
Parlier-parkwood Apartments
Unknown
Grant Deed
—
Aug 25, 1989
$50,000
Frank A Pena
Pena,baltazar
Grant Deed
related
$18,000 · Great Western Bank
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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