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Property profile & analytics
OFF-MARKET
Estimated value
$7,570,000
Retail space
102 Sanderson Ave San Jacinto, CA 92582-3798
Individually Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-1932374
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2009
Construction
TILT-UP CONCRETE
Total area
13,297 SF
Lot
1.4 ac (60,983 SF)
APN
432-270-023
UPID
US09-1932374
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
-
CVS Pharmacy Pharmacy
-
CVS Cosmetic Store
-
CDReload Instant Bitcoin Crypto Atm
-
Coinhub Bitcoin ATM Teller Atm
-
MoneyGram Bank Credit Union
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$7.83M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$7.57M
Owner & transaction history
Exchangeright Net Leased Portfolio · 3 yrs held
Exchangeright Net Leased Portfolio
since 2023
Last sale
$7.4M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$11.4M
+334.3%
Restaurant
$8.3M
+213.3%
Auto repair, garage
$5.7M
+117.9%
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 Jacinto submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs San Jacinto 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
$7,765,000
ML approach
$7,825,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$11,445,000
Change: +334% · Conversion: Moderate
RESTAURANT
$8,255,000
Change: +213% · Conversion: Easy
AUTO REPAIR, GARAGE
$5,740,000
Change: +118% · Conversion: Difficult
Blend value · Realmo final
$7.57M
Range $6.81M – $8.33M · ±10% · vs last sale $7.35M (Jan 12 2023)
Last sale anchor
$7.35M
Jan 12 2023
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
$569 / 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
$99,030
Tax year 2024
Assessed value
$7,497,097
Assessed 2024
Previous assessed
$7,497,097
+0.0% YoY
Effective rate
1.32%
On assessed value
Assessed land
$744,600
Assessed improvement
$6,752,497
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
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
CENTRAL
Cooling
CENTRAL
Stories
1
Total area
13,297 SF
Lot
1.4 ac (60,983 SF)
APN
432-270-023
UPID
US09-1932374
Jurisdiction
RIVERSIDE
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$11.4M
RESTAURANT
Est. value
$8.3M
AUTO REPAIR, GARAGE
Est. value
$5.7M
NEIGHBORHOOD: SHOPPING CENTER
RESTAURANT
AUTO REPAIR, GARAGE
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
CENTRAL
Cooling
Yes
Stories
1
Lot
1.4 ac
Current owner
From public records · entity-resolved
Exchangeright Net Leased Portfolio
Individual
Mailing address
1 E CVS DR STE #310, WOONSOCKET, RI 02895-6146
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 17, 2023
—
Morgan Stanley Mtg Cap Holdings LLC
—
Deed
related
$225 · The Registered Holders Of Bank5 2023 Fyr
Jan 26, 2023
—
Exchangeright Net Leased Portfolio
—
Deed
related
$46,872,000 · Morgan Stanley Bank NA
Jan 12, 2023
$7,350,500
Exchangeright Net Leased Portfolio
Sameaj 2021 LLC
Grant Deed
$46,872,000 · Morgan Stanley Bank NA
Jan 12, 2023
—
Exchangeright Net Leased Portfolio
Sameaj 2021 LLC
Assignment Of Lease (leasehold Sale)
—
Jul 7, 2021
—
Sameaj 2021 LLC
Sameaj Corp
Intrafamily Transfer
related
$175,000,000 · Citibank NA
Oct 30, 2015
$1,475,000
Sameaj Corp
Cf San Jacinto Investments LLC
Grant Deed
—
Jul 6, 2011
—
Cf San Jacinto Investments LLC
Scp 2009 C33 Catx LP
Grant Deed
$6,494,748 · Wells Fargo Bank Northwest (te
Oct 9, 2009
—
Scp 2009 C33 Catx LP
Garfield Beach Cvs LLC
Grant Deed
$6,494,748 · Wells Fargo Bank Northwest National
Oct 1, 2009
—
Owner Name Unavailable
Owner Name Unavailable
Quit Claim 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.
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