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Property profile & analytics
FOR SALE
Retail space
90 E Magill Ave Fresno, CA 93710
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US09-3612946
For Sale
1 / 22
$399,000
90 E Magill Ave, Fresno, CA 93710
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Property summary
AI-generated overview
This ±1,488 square foot single-tenant office suite is ideally situated at 90 E Magill Ave, Fresno, CA 93710, in the N Shaw/E Blackstone submarket cluster of Fresno County. The property is classified as Retail and Office, specifically catering to Traditional Office, Executive Office, Coworking, Creative Office, and Medical Office uses. Its location on Blackstone Avenue, a major retail corridor in Fresno, provides exceptional visibility and accessibility. The high traffic volume of over 140,703 vehicles daily on Herndon Avenue and Blackstone Avenue ensures significant exposure to potential clients and customers. The suite's proximity to Freeway 41 and its location just south of Herndon Avenue further enhances its convenience and desirability. This space presents a unique opportunity for businesses seeking a well-positioned, versatile office environment in a thriving commercial area of Fresno. The property is a single-tenant space, offering a private and efficient workspace. This location historically serves a large portion of Fresno and Clovis residents.
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2003
Construction
WOOD
Total area
2,976 SF
Lot
0.2 ac (8,712 SF)
Zoning code
CMX
APN
408-021-31
UPID
US09-3612946
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
-
One on One Fitness and Pilates Training Gym & Fitness Center
-
Yummy BBQ Restaurant
-
Massage By Sandy Alternative Medicine Practice
-
Central Valley GPS Electronics & Wireless Store
-
Aspire Tax & Accounting Services Inc Accounting Firm Tax Preparation
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$620k
CAP Approach
CAP
$535k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$620k
Owner & transaction history
100 Fancy Grooms LLC · 1 yrs held
100 Fancy Grooms LLC
since 2025
Last sale
$620,500
7 recorded transactions
Zoning & alternative use
CMX · Fresno, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$695,000
+121.5%
Auto repair, garage
$460,000
+46.5%
Office building
$440,000
+41.0%
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
$620,000
ML approach
$620,000
CAP Approach
CAP Return
Estimation
6%
$580,000
6.5%
$535,000
7%
$500,000
Alternative Use
Use
Estimation
MEDICAL BUILDING
$695,000
Change: +122% · Conversion: Difficult
AUTO REPAIR, GARAGE
$460,000
Change: +47% · Conversion: Difficult
OFFICE BUILDING
$440,000
Change: +41% · Conversion: Easy
Blend value · Realmo final
$620k
Range $558k – $682k · ±10% · vs last sale $621k (Mar 29 2024)
Last sale anchor
$621k
Mar 29 2024
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
$208 / 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
$5,346
Tax year 2023
Assessed value
$410,820
Assessed 2023
Previous assessed
$410,820
+0.0% YoY
Effective rate
1.30%
On assessed value
Assessed land
$127,273
Assessed improvement
$283,547
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
For Sale
Year built
2003
Construction
WOOD
Heating
NONE
Stories
1
Total area
2,976 SF
Lot
0.2 ac (8,712 SF)
Zoning code
CMX
APN
408-021-31
UPID
US09-3612946
Jurisdiction
FRESNO
Zoning & alternative use
CMX · Fresno, CA
Zoning CMX · permitted uses
CMX · 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
MEDICAL BUILDING
Est. value
$695,000
AUTO REPAIR, GARAGE
Est. value
$460,000
OFFICE BUILDING
Est. value
$440,000
MEDICAL BUILDING
AUTO REPAIR, GARAGE
OFFICE 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
2003
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.2 ac
Current owner
From public records · entity-resolved
100 Fancy Grooms LLC
Entity
Mailing address
3542 N ORCH ST, FRESNO, CA 93726-6747
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
17 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 30, 2025
$360,000
100 Fancy Grooms LLC
Brar Group LLC
Grant Deed
$320,000 · Brar Group LLC
May 29, 2024
—
Charles R Claborn
Charles Claborn
Deed
related
—
Mar 29, 2024
$620,500
Fresno Asian Restaurant LLC
Tae Song Won
Grant Deed
$587,000 · Preferred Bank
Jul 12, 2023
—
Mkj Development INC
Jkm Development INC
Grant Deed
—
May 31, 2023
$334,000
Brargroup LLC
Shiowing Ann Wu
Grant Deed
—
Mar 16, 2023
—
Lakhwinder Singh
Ravinder Kaur
Deed
related
—
Mar 16, 2023
$325,000
Baljinder Singh
John Bustamante
Grant Deed
$200,000 · Murphy Bank
Jan 27, 2022
—
John Bustamante
—
Deed
related
$210,000 · Dci Private Equity
Oct 20, 2021
$249,000
John Bustamante
Audi Jaber
Grant Deed
—
Dec 11, 2017
—
Roberts,gilbert S & Shelby Trust
Roberts,gilbert S
Quitclaim Deed
related
—
Jul 28, 2016
—
Audi,hiam & Jaber Living Trust
—
Deed
related
$100,000 · Bank Of The West
Dec 7, 2006
—
Jkm Dev INC
Claborn,charles & Betty
Grant Deed
—
Jul 12, 2006
—
Won-tae Song
Korth,larry
Grant Deed
—
Feb 1, 2005
—
Owner Name Unavailable
Owner Name Unavailable
Quit Claim Deed
related
—
Jan 5, 2005
—
Larry Korth
Felicia Korth
Intrafamily Transfer
related
$250,000 · Mission Community Bank
—
—
Won-tae Song
—
Deed Of Trust
related
$44,000 · Fred N & Jan K Rabe
—
—
Won-tae Song
—
Deed Of Trust
related
$310,000 · Mid Valley Services INC
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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