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Property profile & analytics
OFF-MARKET
Estimated value
$2,770,000
Strip malls
13790 Bear Vly Rd Victorville, CA 92392-8699
Trust Owned
15-yr Hold
Free & Clear
Property ID
US10-0980304
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
1992
Construction
WOOD FRAME
Total area
13,542 SF
Lot
0.86 ac (37,462 SF)
APN
3095-241-65-0000
UPID
US10-0980304
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
-
Popeye's Smoke Shop (Bike/Boat/Book/etc) Store
-
Liberty Village Dental Care Dental Office
-
Dr. Luisa F. Olano, DDS Dental Office
-
Popskie's Jean Co Clothing & Fashion Store
-
Brow Art Hair Salon Nail Salon
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.53M
Comparable Approach
Comparable
$1.85M
Blend (final)
Blend
$2.77M
Owner & transaction history
Cho Joseph & Lucy Trust · 15 yrs held
Cho Joseph & Lucy Trust
since 2011
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$4.1M
+13.1%
Medical building
$3.9M
+7.5%
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 Victorville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Victorville 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
by Request
CAP Approach
CAP Return
Estimation
6%
$2,740,000
6.5%
$2,530,000
7%
$2,350,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$3,645,000
Current use
AUTO REPAIR, GARAGE
$4,125,000
Change: +13% · Conversion: Difficult
MEDICAL BUILDING
$3,920,000
Change: +7% · Conversion: Difficult
RETAIL STORES
$3,010,000
Change: -17% · Conversion: Easy
Blend value · Realmo final
$2.77M
Range $2.49M – $3.05M · ±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
$205 / 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
$50,156
Tax year 2023
Assessed value
$4,219,400
Assessed 2024
Previous assessed
$4,057,100
+4.0% YoY
Effective rate
1.19%
On assessed value
Assessed land
$1,958,200
Assessed improvement
$2,261,200
Applied tax rate
12.0000
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
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Status
Off-Market
Year built
1992
Construction
WOOD FRAME
Heating
NONE
Stories
1
Units
10
Total area
13,542 SF
Lot
0.86 ac (37,462 SF)
APN
3095-241-65-0000
UPID
US10-0980304
Jurisdiction
SAN BERNARDINO
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 Current
Est. value
$3.6M
AUTO REPAIR, GARAGE
Est. value
$4.1M
MEDICAL BUILDING
Est. value
$3.9M
RETAIL STORES
Est. value
$3.0M
NEIGHBORHOOD: SHOPPING CENTER Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
RETAIL STORES
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
1992
Construction
WOOD FRAME
Heating
NONE
Stories
1
Units
10
Lot
0.86 ac
Current owner
From public records · entity-resolved
Cho Joseph & Lucy Trust
Trust
Free & Clear · 15 yrs held
Mailing address
PO BOX 780, BUENA PARK, CA 90621-6180
Ownership since
2011
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 4, 2019
—
Cho,lucy & Joseph Trust
—
Loan Modification
related
$4,140,000 · Bank Of Hope
Jan 24, 2011
—
Cho Joseph & Lucy Trust
Pacific Of Costanzo-victorville
Grant Deed
related
—
Sep 18, 1998
—
Costanzo-victorville Pacific
—
Deed Of Trust
related
$1,900,000 · Wells Fargo Bank
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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