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Property profile & analytics
OFF-MARKET
Estimated value
$4,170,000
Industrial land
9105 Colusa Ave San Joaquin, CA 93660
Entity Owned
6-yr Hold
Absentee Owner
Free & Clear
Property ID
US10-0587218
Property profile
Verified
Property type
Industrial land
Use group
INDUSTRIAL - VACANT LAND
Year built
1989
Total area
16,192 SF
Lot
5 ac (217,800 SF)
Zoning code
M1
APN
033-200-04S
UPID
US10-0587218
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
-
Riverbend Fresh Warehouse & Storage
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$5.18M
CAP Approach
CAP
$3.22M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.17M
Owner & transaction history
S3 Group LLC · 6 yrs held
S3 Group LLC
since 2020
Last sale
$4.0M
7 recorded transactions
Zoning & alternative use
M1 · San Joaquin, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$5.0M
+192.6%
Restaurant
$3.5M
+100.1%
Medical building
$3.2M
+83.1%
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 San Joaquin submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs San Joaquin 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
$4,560,000
ML approach
$5,175,000
CAP Approach
CAP Return
Estimation
6%
$3,490,000
6.5%
$3,220,000
7%
$2,990,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$5,045,000
Change: +193% · Conversion: Difficult
RESTAURANT
$3,450,000
Change: +100% · Conversion: Difficult
MEDICAL BUILDING
$3,160,000
Change: +83% · Conversion: Difficult
OFFICE BUILDING
$2,745,000
Change: +59% · Conversion: Difficult
Blend value · Realmo final
$4.17M
Range $3.75M – $4.59M · ±10% · vs last sale $3.95M (Apr 30 2020)
Last sale anchor
$3.95M
Apr 30 2020
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
$258 / 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
$677
Tax year 2024
Assessed value
$58,969
Assessed 2024
Previous assessed
$58,969
+0.0% YoY
Effective rate
1.15%
On assessed value
Assessed land
$58,969
Applied tax rate
10.0000
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
Industrial land
Use group
INDUSTRIAL - VACANT LAND
Status
Off-Market
Year built
1989
Heating
NONE
Total area
16,192 SF
Lot
5 ac (217,800 SF)
Zoning code
M1
APN
033-200-04S
UPID
US10-0587218
Jurisdiction
FRESNO
Zoning & alternative use
M1 · San Joaquin, CA
Zoning M1 · permitted uses
M1 · San Joaquin, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
San Joaquin. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$5.0M
RESTAURANT
Est. value
$3.5M
MEDICAL BUILDING
Est. value
$3.2M
OFFICE BUILDING
Est. value
$2.7M
COMMERCIAL (GENERAL)
RESTAURANT
MEDICAL BUILDING
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
1989
Heating
NONE
Lot
5 ac
Current owner
From public records · entity-resolved
S3 Group LLC
Entity
Free & Clear · 6 yrs held
Mailing address
1750 N SISKIYOU AVE, KERMAN, CA 93630-9707
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 30, 2020
$3,950,000
S3 Group LLC
Loneoak Land Co LLC
Grant Deed
—
Feb 8, 2013
—
Lone Oak Land Co LLC
—
Deed Of Trust
related
$28,801,562 · Farm Credit West
Apr 10, 2012
—
Lone Oak Land Co LLC
—
Deed Of Trust
related
$8,436,200 · Farm Credit West
Jan 14, 2008
$3,000,000
Lone Oak Land Co LLC
Delta Packing Co Of San Joaquin LLC
Grant Deed
$4,607,200 · Farm Credit West Flca
Jan 1, 2008
$3,000,000
Owner Name Unavailable
Owner Name Unavailable
Grant Deed
related
$4,607,200 · Farm Credit West
Feb 11, 2005
$45,000
Delta Packing Co Of San Joaquin
Johnson,steven W & Marla M
Grant Deed
—
Apr 2, 2004
$40,000
Steven W Johnson
Torres,j M & Margarita
Grant Deed
—
Mar 17, 2003
$21,000
Torres J M
Fresno County Tax Collector
Grant Deed
—
Sep 28, 1990
$25,000
Melon King Corp
Gragnani,don
Grant Deed
—
—
—
S3 Group LLC
—
Deed Of Trust
related
$2,567,500 · Agamerica Lndg LLC
—
—
S3 Group LLC
—
Loan Modification
related
$2,567,500 · Federal Agricultural Mtg
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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