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Property profile & analytics
OFF-MARKET
Estimated value
$1,075,000
Community centers
15290 Bear Vly Rd Victorville, CA 92395-8515
Entity Owned
20-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-0980287
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
1991
Construction
WOOD
Total area
6,996 SF
Lot
1.09 ac (47,480 SF)
APN
3093-291-02-0000
UPID
US10-0980287
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
-
Patel Kirit Raman DDS Dental Office
-
John R Jerome Dental Office
-
Yoo Suk C DDS Dental Office
-
Salem Mahmoud M DDS Dental Office
-
Dr. Priyadarshini S. Bhatia, DDS Dental Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.31M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.08M
Owner & transaction history
Ryu Real Estate Holdings LP · 20 yrs held
Ryu Real Estate Holdings LP
since 2005
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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%
$1,415,000
6.5%
$1,305,000
7%
$1,215,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,555,000
Change: -17% · Conversion: Easy
Blend value · Realmo final
$1.08M
Range $968k – $1.18M · ±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
$154 / 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
$15,739
Tax year 2023
Assessed value
$1,325,300
Assessed 2024
Previous assessed
$1,274,300
+4.0% YoY
Effective rate
1.19%
On assessed value
Assessed land
$542,200
Assessed improvement
$783,100
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
Community centers
Use group
MINI-MALL
Status
Off-Market
Year built
1991
Construction
WOOD
Heating
NONE
Buildings
3
Stories
1
Units
2
Total area
6,996 SF
Lot
1.09 ac (47,480 SF)
APN
3093-291-02-0000
UPID
US10-0980287
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
RETAIL STORES
Est. value
$1.6M
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
1991
Construction
WOOD
Heating
NONE
Stories
1
Buildings
3
Units
2
Lot
1.09 ac
Current owner
From public records · entity-resolved
Ryu Real Estate Holdings LP
Entity
Mailing address
15500 W SAND ST STE, VICTORVILLE, CA 92392-2919
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2005
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 6, 2024
—
Ryu Real Estate Holdings LP
—
Deed
related
$3,600,000 · Bank Of America NA
Nov 30, 2017
—
Ryu Real Estate Holdings LP
—
Deed
related
$3,900,000 · Commercewest Bank
Jan 19, 2006
—
Ryu Real Estate Holdings
—
Trustees Deed
related
$6,000,000 · California Cu
Dec 16, 2005
$98,000
Ryu Real Estate Holdings LP
Bear Valley LLC
Grant Deed
$6,000,000 · Lockheed FCU
May 26, 1995
$5,500,000
Tmp,prime Plus L & Interstate I
—
Trustees Deed
related
—
—
—
Bear Valley Plaza LLC
—
Deed Of Trust
related
$4,800,000 · Deutsch Bank
—
—
Tmp Interstate Income Ctrs II
—
Deed Of Trust
related
$3,800,000 · Bank Of America
—
—
Tmp Interstate Income Ctrs II
—
Deed Of Trust
related
$41,250 · Individual
—
—
Tmp Interstate Income Ctrs II
—
Deed Of Trust
related
$41,250 · Southern California Investment
—
—
Tmp Interstate Income Ctrs II
—
Deed Of Trust
related
$41,250 · Tmp Realty
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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