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Property profile & analytics
OFF-MARKET
Estimated value
$2,450,000
Drive through restaurants
18284 Collier Ave Lake Elsinore, CA 92530-2754
Entity Owned
6-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-2478472
Property profile
Verified
Property type
Drive through restaurants
Use group
DRIVE-THRU RESTAURANT, FAST FOOD
Year built
2008
Construction
WOOD
Total area
4,000 SF
Lot
0.81 ac (35,283 SF)
APN
377-060-016
UPID
US09-2478472
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
-
Wienerschnitzel Restaurant Take-out & Catering
-
T-Mobile Telecommunications Service Data Center
-
Lake Elsinore Square Business Service Center Corporate Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.15M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.15M
Blend (final)
Blend
$2.45M
Owner & transaction history
Lake Elsinorejav LLC · 6 yrs held
Lake Elsinorejav LLC
since 2020
Last sale
$2.5M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$3.4M
+38.7%
Commercial (general)
$3.2M
+28.5%
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
$1,870,000
ML approach
$2,145,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$2,485,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$3,445,000
Change: +39% · Conversion: Difficult
COMMERCIAL (GENERAL)
$3,190,000
Change: +28% · Conversion: Easy
Blend value · Realmo final
$2.45M
Range $2.21M – $2.70M · ±10% · vs last sale $2.54M (Apr 16 2020)
Last sale anchor
$2.54M
Apr 16 2020
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
$613 / 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
$28,375
Tax year 2024
Assessed value
$2,723,390
Assessed 2024
Previous assessed
$2,723,390
+0.0% YoY
Effective rate
1.04%
On assessed value
Assessed land
$750,540
Assessed improvement
$1,972,850
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
Drive through restaurants
Use group
DRIVE-THRU RESTAURANT, FAST FOOD
Status
Off-Market
Year built
2008
Construction
WOOD
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Total area
4,000 SF
Lot
0.81 ac (35,283 SF)
APN
377-060-016
UPID
US09-2478472
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
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT Current
Est. value
$2.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.4M
COMMERCIAL (GENERAL)
Est. value
$3.2M
RESTAURANT Current
NEIGHBORHOOD: SHOPPING CENTER
COMMERCIAL (GENERAL)
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
WOOD
Heating
CENTRAL
Cooling
Yes
Stories
1
Lot
0.81 ac
Current owner
From public records · entity-resolved
Lake Elsinorejav LLC
Entity
Mailing address
5151 BALBOA BLVD UNIT #307, ENCINO, CA 91316-3469
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 16, 2020
$2,540,000
Lake Elsinorejav LLC
Michele Drinikwater
Grant Deed
$1,225,000 · Pacific Premier Bank
Apr 16, 2020
—
Owner Name Unavailable
Sylvia S Arian
Affidavit Of Death
related
—
Jan 29, 2016
$2,320,000
Sylvia Arian
3p Family Investments LLC
Grant Deed
$1,320,000 · Grandpoint Bank
May 28, 2010
$1,740,000
3p Family Investments LLC
Ug Collier LP
Grant Deed
$1,030,000 · Summit Bank
Aug 29, 2007
—
Ug Collier
—
Trustees Deed
related
$1,998,500 · Summit Bank
Dec 18, 2006
—
Ug Collier
Home Depot USA INC
Grant Deed
$550,000 · Summit Bank
Jun 14, 2005
—
Roesmary Properties
Rsm Properties INC
Quit Claim Deed
related
—
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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