Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$1,490,000
Retail space
852 Manning Ave Reedley, CA 93654-2232
Entity Owned
Free & Clear
Property ID
US09-3071185
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2009
Construction
TILT-UP CONCRETE
Total area
13,380 SF
Lot
1 ac (43,560 SF)
Zoning code
CN
APN
363-233-38
UPID
US09-3071185
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
$1.45M
Blend (final)
Blend
$1.49M
Owner & transaction history
852 E Manning Ave Reedley LLC
852 E Manning Ave Reedley LLC
since 2026
4 recorded transactions
Zoning & alternative use
CN · Reedley, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The Neighborhood Commercial Zone District (CN Zone District) is intended exclusively for the provision of retail and personal service facilities to satisfy the convenience goods needs of the consumer relatively close to their place of residence, work, and or recreation
Zone name
Neighborhood Commercial
General category
COMMERCIAL
Zone area
30.42 ac
Source
Realmo
Top alternative use upside
Office building
$2.3M
+123.6%
Auto repair, garage
$2.0M
+93.8%
Apartment house (5+ units)
$1.7M
+67.8%
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 Reedley submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Reedley 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
$1,015,000
Current use
OFFICE BUILDING
$2,265,000
Change: +124% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,965,000
Change: +94% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$1,700,000
Change: +68% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$1,425,000
Change: +41% · Conversion: Difficult
Blend value · Realmo final
$1.49M
Range $1.34M – $1.64M · ±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
$111 / 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
$58,676
Tax year 2023
Assessed value
$4,649,400
Assessed 2023
Previous assessed
$4,649,400
+0.0% YoY
Effective rate
1.26%
On assessed value
Assessed land
$1,100,000
Assessed improvement
$3,549,400
Applied tax rate
8.0000
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
2009
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
2
Total area
13,380 SF
Lot
1 ac (43,560 SF)
Zoning code
CN
APN
363-233-38
UPID
US09-3071185
Jurisdiction
FRESNO
Zoning & alternative use
CN · Reedley, CAZoning CN · permitted uses
CN · Reedley, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The Neighborhood Commercial Zone District (CN Zone District) is intended exclusively for the provision of retail and personal service facilities to satisfy the convenience goods needs of the consumer relatively close to their place of residence, work, and or recreation
Zone name
Neighborhood Commercial
General category
COMMERCIAL
Zone area
30.42 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$1.0M
OFFICE BUILDING
Est. value
$2.3M
AUTO REPAIR, GARAGE
Est. value
$2.0M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.7M
INDUSTRIAL (GENERAL)
Est. value
$1.4M
RETAIL STORES Current
OFFICE BUILDING
AUTO REPAIR, GARAGE
APARTMENT HOUSE (5+ UNITS)
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
2009
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
2
Lot
1 ac
Current owner
From public records · entity-resolved
852 E Manning Ave Reedley LLC
Entity
Free & Clear · 0 yrs held
Mailing address
PO BOX 1159, DEERFIELD, IL 60015-6002
Ownership since
2026
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 13, 2026
$1,750,000
852 E Manning Ave Reedley LLC
Excluded Property Propco LLC
Grant Deed
—
Sep 10, 2025
—
Excluded Property Propco LLC
Walgreen Co
Grant Deed
—
Oct 15, 2008
$1,550,000
Walgreen Co
Just,marvin J JR & Matilda A
Grant Deed
related
—
Apr 16, 2007
—
Mennonite Brethren Foundation
Just M JR & M Living Trust
Grant Deed
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 852 Manning Ave?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
