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Property profile & analytics
OFF-MARKET
Estimated value
$1,195,000
Retail space
16475 Lakeshore Dr Lake Elsinore, CA 92530-6700
Individually Owned
8-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-1213586
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2008
Construction
TILT-UP CONCRETE
Total area
6,105 SF
Lot
0.89 ac (38,768 SF)
Zoning code
CP
APN
379-241-060
UPID
US09-1213586
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
-
Venus Printing Marketing & Advertising Printing Service
-
Vintage Barber and Beauty Barber Shop
-
Highpointe Care - Day Program Association / Organization
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.35M
Comparable Approach
Comparable
$1.11M
Blend (final)
Blend
$1.20M
Owner & transaction history
Armando J Villavicencio · 8 yrs held
Armando J Villavicencio
since 2018
7 recorded transactions
Zoning & alternative use
CP · 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$1,460,000
6.5%
$1,345,000
7%
$1,250,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,815,000
Current use
WAREHOUSE, STORAGE
$1,805,000
Change: -1% · Conversion: Difficult
Blend value · Realmo final
$1.20M
Range $1.08M – $1.31M · ±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
$196 / 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
$12,966
Tax year 2024
Assessed value
$1,227,068
Assessed 2024
Previous assessed
$1,227,068
+0.0% YoY
Effective rate
1.06%
On assessed value
Assessed land
$362,542
Assessed improvement
$864,526
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2008
Construction
TILT-UP CONCRETE
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Total area
6,105 SF
Lot
0.89 ac (38,768 SF)
Zoning code
CP
APN
379-241-060
UPID
US09-1213586
Jurisdiction
RIVERSIDE
Zoning & alternative use
CP · Lake Elsinore, CA
Zoning CP · permitted uses
CP · 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.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$1.8M
WAREHOUSE, STORAGE
Est. value
$1.8M
RETAIL STORES Current
WAREHOUSE, STORAGE
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
2008
Construction
TILT-UP CONCRETE
Heating
CENTRAL
Cooling
Yes
Stories
1
Lot
0.89 ac
Current owner
From public records · entity-resolved
Armando J Villavicencio
Individual
Mailing address
10201 OVERHILL DR, SANTA ANA, CA 92705-1561
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2018
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 18, 2023
—
Armando J Villavicencio
—
Deed
related
$340,000 · Wells Fargo Bank NA
Mar 8, 2018
$1,100,000
Armando J Villavicencio
Horizon Island Trading LP
Grant Deed
$350,000 · Wells Fargo Bank NA
Sep 9, 2016
$930,000
Horizon Island Trading LP
Shirikchian,harry & Shirean
Grant Deed
—
Dec 28, 2010
$900,000
Shirikchian,harry & Shirean
Wells Fargo Bk NA
Grant Deed
—
Jun 18, 2010
$558,000
Wells Fargo Bk NA
Wt Capital Lender Svcs
Trustees Deed
related
—
Jan 29, 2007
—
Prp Investors-lake Elsinore Ll
—
Trustees Deed
related
$6,940,000 · Wfb NA
Dec 29, 2005
$2,350,000
Prp Investors-lake Elsinore Ll
Nick T Reckas Ps Of Trust
Grant Deed
$1,410,000 · Wfb NA
Jan 22, 1992
$129,000
Reckas Trust
Machado Corner
Grant Deed
related
$28,722 · Seller
Jun 1, 1988
$200,000
Frank Jao
Stewart Lu J
Grant Deed
$1,630,000 · Stewart Lu J
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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