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Property profile & analytics
OFF-MARKET
Estimated value
$1,675,000
Gas stations
16851 Lakeshore Dr Lake Elsinore, CA 92530-4928
Individually Owned
3-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-3632106
Property profile
Verified
Property type
Gas stations
Use group
SERVICE STATION WITH FOOD MART
Year built
1998
Construction
WOOD
Total area
3,245 SF
Lot
0.03 ac (1,306 SF)
APN
379-211-017
UPID
US09-3632106
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
-
ampm Grocery & Convenience Store
-
Amazon Locker - Tombstone Courier Service Postal Service
-
ARCO Gas Station
-
InstaBitATM Bitcoin ATM Crypto Atm Atm
-
LibertyX Bitcoin ATM Atm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.72M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.17M
Blend (final)
Blend
$1.68M
Owner & transaction history
Randhawa Erwin · 3 yrs held
Randhawa Erwin
since 2023
Last sale
$1.6M
6 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 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
$1,780,000
ML approach
$1,715,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.68M
Range $1.51M – $1.84M · ±10% · vs last sale $1.60M (Jun 8 2023)
Last sale anchor
$1.60M
Jun 8 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
$516 / 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
$1,234
Tax year 2024
Assessed value
$111,797
Assessed 2024
Previous assessed
$111,797
+0.0% YoY
Effective rate
1.10%
On assessed value
Assessed land
$98,669
Assessed improvement
$13,128
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
Gas stations
Use group
SERVICE STATION WITH FOOD MART
Status
Off-Market
Year built
1998
Construction
WOOD
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Total area
3,245 SF
Lot
0.03 ac (1,306 SF)
APN
379-211-017
UPID
US09-3632106
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
Building & site characteristics
From public records
Year built
1998
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Stories
1
Lot
0.03 ac
Current owner
From public records · entity-resolved
Randhawa Erwin
Individual
Free & Clear · 3 yrs held
Mailing address
17 VIS MONTEMAR, LAGUNA BEACH, CA 92677-7954
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 8, 2023
—
Randhawa Erwin
Parmjit S Randhawa
Intrafamily Transfer
related
—
Feb 19, 2016
—
Randhawa,p S Living Trust
Randhawa,parmjit S
Quit Claim Deed
related
—
Oct 31, 2006
$1,600,000
Parmjit S Randhawa
Bp West Coast Products LLC
Grant Deed
$1,150,000 · Security Bank Of California
May 14, 2001
$1,666,733
Atlantic Richfield Co
Satter,ronald K & Norma D
Trustees Deed
—
May 26, 2000
$1,860,000
Lazarus LLC
Satter,ronald K
Grant Deed
—
—
—
Ronald K Satter
—
Deed Of Trust
related
$300,000 · Temecula Valley 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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