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Property profile & analytics
OFF-MARKET
Estimated value
$1,235,000
Sports & entertainment properties
9471 Ft Washington Rd Fresno, CA 93730-0660
Entity Owned
~
Est. High Equity
Property ID
US09-3279677
Property profile
Verified
Property type
Sports & entertainment properties
Use group
RECREATIONAL, ENTERTAINMENT
Year built
2004
Construction
TILT-UP CONCRETE
Total area
23,315 SF
Lot
1.58 ac (68,824 SF)
Zoning code
CC
APN
401-830-10
UPID
US09-3279677
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
-
Fort Washington Fitness Gym & Fitness Center
-
Body by Dre Fitness Gym & Fitness Center
-
Deborah Coate Coaching Life Coach
-
Body Temple Fitness Gym & Fitness Center
-
Nashira Massage Studio Alternative Medicine Practice Spa & Massage Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.09M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.39M
Blend (final)
Blend
$1.24M
Owner & transaction history
Riverview Center LLC
Riverview Center LLC
since 2026
4 recorded transactions
Zoning & alternative use
CC · Fresno, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
CC: Medium-scale development that serves local needs such as convenience shopping & offices CR: Large, urban-scale retail, office, civic/entertainment uses to meet local and regional demands CG: A range of retail/service uses that are appropriate to areas with high volumes of vehicle traffic CH: Commercial uses supported by freeway access but do not generate…
Zone name
Commercial Community
General category
CIVIC_INSTITUTIONAL
Zone area
1,167.49 ac
Top alternative use upside
Apartment house (5+ units)
$2.0M
+108.5%
Office building
$1.9M
+102.1%
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 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
by Request
ML approach
$1,090,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RECREATIONAL/ENTERTAINMENT (GENERAL)
$955,000
Current use
APARTMENT HOUSE (5+ UNITS)
$1,990,000
Change: +108% · Conversion: Difficult
OFFICE BUILDING
$1,930,000
Change: +102% · Conversion: Difficult
Blend value · Realmo final
$1.24M
Range $1.11M – $1.36M · ±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
$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 2023Property tax & assessments
Tax year 2023
Tax billed
$60,479
Tax year 2023
Assessed value
$4,980,370
Assessed 2023
Previous assessed
$4,980,370
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$548,706
Assessed improvement
$4,431,664
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 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
Sports & entertainment properties
Use group
RECREATIONAL, ENTERTAINMENT
Status
Off-Market
Year built
2004
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
2
Total area
23,315 SF
Lot
1.58 ac (68,824 SF)
Zoning code
CC
APN
401-830-10
UPID
US09-3279677
Jurisdiction
FRESNO
Zoning & alternative use
CC · Fresno, CAZoning CC · permitted uses
CC · Fresno, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
CC: Medium-scale development that serves local needs such as convenience shopping & offices CR: Large, urban-scale retail, office, civic/entertainment uses to meet local and regional demands CG: A range of retail/service uses that are appropriate to areas with high volumes of vehicle traffic CH: Commercial uses supported by freeway access but do not generate a large volume of traffic CRC: Provide areas for private commercial recreation uses into a planned, integrated center CG CH CRC CMS CC CR * See Development Code for specific limitations
Zone name
Commercial Community
General category
CIVIC_INSTITUTIONAL
Zone area
1,167.49 ac
Alternative use value scenarios
Repositioning upside vs current use
RECREATIONAL/ENTERTAINMENT (GENERAL) Current
Est. value
$955,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.0M
OFFICE BUILDING
Est. value
$1.9M
RECREATIONAL/ENTERTAINMENT (GENERAL) Current
APARTMENT HOUSE (5+ UNITS)
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
2004
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
2
Lot
1.58 ac
Current owner
From public records · entity-resolved
Riverview Center LLC
Entity
Mailing address
6359 AUBURN BLVD STE B, CITRUS HEIGHTS, CA 95621-5200
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 3, 2026
—
Riverview Center LLC
River View Shopping Center 1 LLC
Deed
related
—
Feb 10, 2026
$21,026,000
Riverview Center LLC
River View Shopping Center 1 LLC
Grant Deed
—
Jun 23, 2015
$25,000,000
River View Shopping Center 1
River View
Trustees Deed
$18,500,000 · Barclays Bk/plc
—
—
View River
—
Deed Of Trust
related
$7,550,000 · Rabobank
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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