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Property profile & analytics
FOR SALE
Commercial land
15712 Grand Ave 3 Lake Elsinore, CA 92530
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-0016056
For Sale
1 / 7
$950,000
15712 Grand Ave,Unit 3, Lake Elsinore, CA 92530
View Listing →
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Lot
5.18 ac (225,640 SF)
Zoning code
C1MCR
APN
381-030-005
UPID
US09-0016056
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$750k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$685k
Owner & transaction history
Life Care Residences INC · 3 yrs held
Life Care Residences INC
since 2023
Last sale
$640,000
7 recorded transactions
Zoning & alternative use
C1MCR · Lake Elsinore, CA
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 Lake Elsinore submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lake Elsinore 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
$710,000
ML approach
$750,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$685k
Range $617k – $754k · ±10% · vs last sale $640k (Apr 5 2023)
Last sale anchor
$640k
Apr 5 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
—
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
$12,286
Tax year 2024
Assessed value
$1,166,933
Assessed 2024
Previous assessed
$1,166,933
+0.0% YoY
Effective rate
1.05%
On assessed value
Assessed land
$1,166,933
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 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
Commercial land
Use group
VACANT COMMERCIAL LAND
Status
For Sale
Heating
NONE
Lot
5.18 ac (225,640 SF)
Zoning code
C1MCR
APN
381-030-005
UPID
US09-0016056
Jurisdiction
RIVERSIDE
Zoning & alternative use
C1MCR · Lake Elsinore, CA
Zoning C1MCR · permitted uses
C1MCR · Lake Elsinore, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Lake Elsinore. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Heating
NONE
Lot
5.18 ac
Current owner
From public records · entity-resolved
Life Care Residences INC
Entity
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
Apr 5, 2023
—
Life Care Residences INC
John E Gamble JR
Intrafamily Transfer
related
—
Aug 26, 2010
$640,000
Gamble Family Trust
Mission Oaks Natl Bk
Grant Deed
—
Jun 12, 2009
$375,365
Mission Oaks Natl Bk
Td Service Co
Trustees Deed
related
—
Oct 12, 2004
$1,250,000
Ron Jiron
Adj Holdings LLC
Grant Deed
$950,000 · Temecula Valley Bank NA
Jun 17, 2003
$567,000
Adj Holdings LLC
Shibley,david R
Grant Deed
related
—
Mar 12, 2002
$320,000
David R Shibley
Calles,joe & Della
Trustees Deed
—
Apr 21, 2000
$341,000
Calles Trust
Shore Acres Corp
Grant Deed
$293,473 · Shore Acres Corp
—
—
Ron Jiron
—
Deed Of Trust
related
$635,000 · Mission Oaks National Bank
—
—
Ron Jiron
—
Deed Of Trust
related
$360,000 · Mission Oaks National 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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