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Property profile & analytics
OFF-MARKET
Estimated value
$5,825,000
Manufacturing properties
8686 Rio Vis Ave Reedley, CA 93654-9229
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-1746586
Property profile
Verified
Property type
Manufacturing properties
Use group
FOOD PACKING, PACKING PLANT
Year built
1978
Construction
TYPE NOT SPECIFIED
Total area
109,673 SF
Lot
21.35 ac (930,006 SF)
Zoning code
AE20CU
APN
363-330-01S
UPID
US09-1746586
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
$6.21M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$5.83M
Owner & transaction history
Youngstown Grape Distributors INC · 4 yrs held
Youngstown Grape Distributors INC
since 2021
Last sale
$5.7M
7 recorded transactions
Zoning & alternative use
AE20CU · Reedley, 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 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
$5,700,000
ML approach
$6,210,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
FOOD PACKING, PACKING PLANT (FRUIT, VEGETABLE, MEAT, DAIRY)
$7,985,000
Current use
Blend value · Realmo final
$5.83M
Range $5.24M – $6.41M · ±10% · vs last sale $5.70M (Jul 14 2021)
Last sale anchor
$5.70M
Jul 14 2021
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
$53 / 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 2024Property tax & assessments
Tax year 2024
Tax billed
$69,987
Tax year 2024
Assessed value
$5,930,280
Assessed 2024
Previous assessed
$5,930,280
+0.0% YoY
Effective rate
1.18%
On assessed value
Assessed land
$967,572
Assessed improvement
$4,962,708
Applied tax rate
169.0000
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
Manufacturing properties
Use group
FOOD PACKING, PACKING PLANT
Status
Off-Market
Year built
1978
Construction
TYPE NOT SPECIFIED
Heating
NONE
Stories
1
Total area
109,673 SF
Lot
21.35 ac (930,006 SF)
Zoning code
AE20CU
APN
363-330-01S
UPID
US09-1746586
Jurisdiction
FRESNO
Zoning & alternative use
AE20CU · Reedley, CA
Zoning AE20CU · permitted uses
AE20CU · Reedley, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Reedley. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
FOOD PACKING, PACKING PLANT (FRUIT, VEGETABLE, MEAT, DAIRY) Current
Est. value
$8.0M
FOOD PACKING, PACKING PLANT (FRUIT, VEGETABLE, MEAT, DAIRY) 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
1978
Construction
TYPE NOT SPECIFIED
Heating
NONE
Stories
1
Lot
21.35 ac
Current owner
From public records · entity-resolved
Youngstown Grape Distributors INC
Entity
Mailing address
1625 G ST, REEDLEY, CA 93654-3435
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 13, 2021
—
8686 Rio Vista LLC
—
Deed
related
$2,850,000 · Bank Of America NA
Sep 9, 2021
—
Youngstown Grape Distributors INC
8686 Rio Vista LLC
Lease
$2,309,000 · The Mortgage Capital Development Corp
Jul 14, 2021
$5,700,000
8686 Rio Vista LLC
Ky Farming LLC
Grant Deed
$2,850,000 · Bank Of America NA
May 2, 2019
—
Ky Farming LLC
—
Deed
related
$400,000 · Farm Credit Svcs
Oct 3, 2017
—
Ky Farming LLC
Ky Farming LLC
Quit Claim Deed
related
—
Feb 13, 2017
—
Ky Farming LLC
—
Deed
related
—
Jan 31, 2012
$3,950,000
Valley Fresh Packing L L C
Babijuice Corporation Of California
Grant Deed
$2,500,000 · Farm Credit West Flca
Aug 23, 2011
—
Babijuice Corp Of California
Ballantine Produce Co INC
Grant Deed
—
Oct 31, 2002
—
Ballantine Produce Co INC
—
Deed Of Trust
related
$7,000,000 · Bank Of The West
Mar 3, 2000
—
Ballantine Produce Co INC
—
Deed Of Trust
related
$1,684,000 · California Federal Bank
Jan 23, 1998
—
Redwood Farms INC
—
Deed Of Trust
related
$4,000,000 · Glendale Federal Bank
Mar 15, 1993
—
Ballantine Produce Co INC
Ballantine Produ
Quit Claim Deed
related
$4,550,000 · Bank Of America
—
—
Ky Farming LLC
—
Deed Of Trust
related
$400,000 · Farm Credit Svcs
—
—
Ky Farming LLC
—
Loan Modification
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.
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