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Property profile & analytics
OFF-MARKET
Estimated value
$2,850,000
Office buildings
18273 Grand Ave Lake Elsinore, CA 92530-6108
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-0257051
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1970
Construction
TILT-UP CONCRETE
Total area
18,750 SF
Lot
1.34 ac (58,370 SF)
Zoning code
M-SC
APN
371-170-032
UPID
US09-0257051
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
-
Culhane's Transmissions Auto Repair Shop
-
Oliva Enterprise Construction Company General Contractor
-
AV1 Performance Car Rental Facility
-
So Cal Vettes & Hot Rods Auto Repair Shop
-
Compa Smog Sustainability Organization
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.85M
Owner & transaction history
Grand Elsinore LLC
Grand Elsinore LLC
since 2025
Last sale
$3.4M
7 recorded transactions
Zoning & alternative use
M-SC · 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$152 / 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
$14,931
Tax year 2024
Assessed value
$1,444,453
Assessed 2024
Previous assessed
$1,444,453
+0.0% YoY
Effective rate
1.03%
On assessed value
Assessed land
$364,249
Assessed improvement
$1,080,204
Applied tax rate
65.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1970
Construction
TILT-UP CONCRETE
Heating
CENTRAL
Cooling
CENTRAL
Buildings
2
Stories
1
Units
2
Total area
18,750 SF
Lot
1.34 ac (58,370 SF)
Zoning code
M-SC
APN
371-170-032
UPID
US09-0257051
Jurisdiction
RIVERSIDE
Zoning & alternative use
M-SC · Lake Elsinore, CA
Zoning M-SC · permitted uses
M-SC · 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
Year built
1970
Construction
TILT-UP CONCRETE
Heating
CENTRAL
Cooling
Yes
Stories
1
Buildings
2
Units
2
Lot
1.34 ac
Current owner
From public records · entity-resolved
Grand Elsinore LLC
Entity
Mailing address
2850 TEMPLE AVE, LONG BEACH, CA 90806-2213
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 22, 2025
$3,350,000
Grand Elsinore LLC
The Stan Lucas Trust
Grant Deed
$2,000,000 · Kja Trust
Jan 27, 2025
—
Dan Grady
Stan Lucas
Deed
related
—
Dec 30, 2021
—
Stan Lucas
—
Deed
related
$12,000,000 · Citizens Business Bank
Apr 21, 2011
$1,150,000
Stan Lucas
Jongewaard,roger E & Carol S
Grant Deed
—
Mar 4, 2011
—
18273 Grand Ave LLC
Hurley,patrick J & Sonja C
Quit Claim Deed
related
—
Mar 4, 2011
$1,650,000
Roger E Jongewaard
18273 Grand Ave LLC
Deed In Lieu Of Foreclosure
related
—
May 9, 2007
—
Patrick J Hurley
Hurley Family Trust
Quit Claim Deed
related
—
Nov 21, 2006
$2,400,000
Hurley Family Trust
Suburban Partners LLC
Grant Deed
$1,650,000 · Suburban Partners LLC
May 4, 2004
$303,500
Suburban Partners LLC
Jongewaard,roger E & Carol S
Grant Deed
$53,332 · Roger E & Carol S Jongewaard
May 9, 2003
$1,075,000
Roger E Jongewaard
Lake Investment LLC
Grant Deed
$870,000 · Farmers & Merchants Bk Ctrl Ca
Nov 6, 1998
$490,000
Lake Investment LLC
Imperial Thrift & Loan
Grant Deed
$343,000 · Imperial Thrift & Loan
May 6, 1997
$615,000
Thrift Imperial
Paquette,roger & Sharon
Trustees Deed
related
—
—
—
Lake Investment LLC
—
Deed Of Trust
related
$350,000 · Bank Of America
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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