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Property profile & analytics
OFF-MARKET
Estimated value
$1,555,000
Grocery and convenience stores
21919 State Hwy 299th E, Bella Vista, CA 96008-9768
Individually Owned
4-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-2231992
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
1978
Total area
11,832 SF
Lot
3.41 ac (148,539 SF)
Zoning code
MU
APN
305-330-021-000
UPID
US09-2231992
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.19M
Blend (final)
Blend
$1.56M
Owner & transaction history
Lehmber Singh Dosanjh · 4 yrs held
Lehmber Singh Dosanjh
since 2021
6 recorded transactions
Zoning & alternative use
MU · Bella Vista, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$2.0M
+39.0%
Medical building
$1.7M
+21.1%
Commercial (general)
$1.5M
+4.1%
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 Bella Vista submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Bella Vista 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$1,415,000
Current use
RESTAURANT
$1,970,000
Change: +39% · Conversion: Easy
MEDICAL BUILDING
$1,715,000
Change: +21% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,475,000
Change: +4% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,310,000
Change: -7% · Conversion: Difficult
Blend value · Realmo final
$1.56M
Range $1.40M – $1.71M · ±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
$131 / 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
$26,027
Tax year 2024
Assessed value
$2,359,945
Assessed 2024
Previous assessed
$2,359,945
+0.0% YoY
Effective rate
1.10%
On assessed value
Assessed land
$330,562
Assessed improvement
$2,029,383
Applied tax rate
56.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
1978
Heating
NONE
Stories
1
Total area
11,832 SF
Lot
3.41 ac (148,539 SF)
Zoning code
MU
APN
305-330-021-000
UPID
US09-2231992
Jurisdiction
SHASTA
Zoning & alternative use
MU · Bella Vista, CA
Zoning MU · permitted uses
MU · Bella Vista, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Bella Vista. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$1.4M
RESTAURANT
Est. value
$2.0M
MEDICAL BUILDING
Est. value
$1.7M
COMMERCIAL (GENERAL)
Est. value
$1.5M
AUTO REPAIR, GARAGE
Est. value
$1.3M
RETAIL STORES Current
RESTAURANT
MEDICAL BUILDING
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
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
1978
Heating
NONE
Stories
1
Lot
3.41 ac
Current owner
From public records · entity-resolved
Lehmber Singh Dosanjh
Individual
Free & Clear · 4 yrs held
Mailing address
5425 MTN VW DR, REDDING, CA 96003-1532
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
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
Jul 8, 2021
—
Lehmber Singh Dosanjh
Lehmber Singh Dosanjh
Intrafamily Transfer
related
—
Mar 1, 2017
$2,110,000
Davinder S Dosanjh
Defoer E S & B 1985 Trust
Grant Deed
related
—
Dec 30, 2016
$2,110,000
Davinder S Dosanjh
Defoer E S & B 1985 Trust
Grant Deed
$1,553,892 · Defoer E S & B 1985 Trust (rt)
Mar 19, 1998
—
Edward S Defoer
Defoer Trust
Quit Claim Deed
related
$650,000 · Tehama Bank
—
—
Defoer E S & B G 1985 Trust
—
Deed Of Trust
related
$500,000 · Private Lender
—
—
Defoer E S & B G 1985 Trust
—
Deed Of Trust
related
$249,950 · Umpqua 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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