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Property profile & analytics
OFF-MARKET
Estimated value
$3,360,000
Drive through restaurants
18461 Dexter Ave Lake Elsinore, CA 92532-1956
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US09-3073805
Property profile
Verified
Property type
Drive through restaurants
Use group
DRIVE-THRU RESTAURANT, FAST FOOD
Year built
1997
Construction
WOOD
Total area
3,941 SF
Lot
0.74 ac (32,234 SF)
APN
377-030-075
UPID
US09-3073805
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
-
Douglas Burgers 23 Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.08M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.86M
Blend (final)
Blend
$3.36M
Owner & transaction history
J & S Eats LLC · 6 yrs held
J & S Eats LLC
since 2020
Last sale
$3.6M
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)
$3.1M
+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
$2,655,000
ML approach
$3,080,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$2,445,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$3,390,000
Change: +39% · Conversion: Difficult
COMMERCIAL (GENERAL)
$3,145,000
Change: +28% · Conversion: Easy
Blend value · Realmo final
$3.36M
Range $3.02M – $3.70M · ±10% · vs last sale $3.60M (Mar 5 2020)
Last sale anchor
$3.60M
Mar 5 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
$853 / 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
$40,785
Tax year 2024
Assessed value
$3,937,123
Assessed 2024
Previous assessed
$3,937,123
+0.0% YoY
Effective rate
1.04%
On assessed value
Assessed land
$1,093,645
Assessed improvement
$2,843,478
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
1997
Construction
WOOD
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Total area
3,941 SF
Lot
0.74 ac (32,234 SF)
APN
377-030-075
UPID
US09-3073805
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
$2.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.4M
COMMERCIAL (GENERAL)
Est. value
$3.1M
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
1997
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Stories
1
Lot
0.74 ac
Current owner
From public records · entity-resolved
J & S Eats LLC
Entity
Mailing address
18461 DEXTER AVE, LAKE ELSINORE, CA 92532-1956
Mailing matches property
Yes
Owner-occupied
Yes
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 27, 2024
—
J&s Eats LLC
—
Deed
related
$2,970,000 · Us Metro Bank
Mar 5, 2020
—
J & S Eats LLC
Jooyun Kim
Quit Claim Deed
—
Feb 15, 2019
$3,600,000
Jooyun Kim
Dino H Foutris
Grant Deed
$3,280,000 · Open Bank
Feb 15, 2019
—
Jooyan Kim
Yoo,jae H
Quit Claim Deed
related
—
Oct 7, 2005
—
Foutris Dino H & Connie Trust
Foutris,dino H & Connie
Quit Claim Deed
related
—
Sep 3, 1997
—
Redev Agency Cy Lke
Cy,lke
Quit Claim Deed
related
—
Aug 28, 1997
—
Lke Cy
Foutris,dino H Etal
Quit Claim Deed
related
—
—
—
Dino H Foutris
—
Deed Of Trust
related
$610,000 · Bank Of Orange County
—
—
Jooyun Kim
—
Loan Modification
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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