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Property profile & analytics
OFF-MARKET
Estimated value
$4,825,000
Retail space
2261 Esplanade Ave San Jacinto, CA 92582-4704
Entity Owned
3-yr Hold
Free & Clear
Property ID
US09-0094642
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2007
Construction
WOOD
Total area
14,738 SF
Lot
1.58 ac (68,824 SF)
APN
436-710-009
UPID
US09-0094642
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
-
Walgreens Photo (Bike/Boat/Book/etc) Store
-
Walgreens Pharmacy
-
Walgreens Pharmacy Pharmacy
-
Redbox Cinema (Bike/Boat/Book/etc) Store
-
FedEx OnSite Postal Service Courier Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.93M
CAP Approach
CAP
$3.25M
Comparable Approach
Comparable
$4.90M
Blend (final)
Blend
$4.83M
Owner & transaction history
Project Capricorn Fund V LLC · 3 yrs held
Project Capricorn Fund V LLC
since 2022
Last sale
$4.7M
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$6.4M
+117.9%
Warehouse, storage
$4.4M
+49.1%
Medical building
$4.0M
+37.9%
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 San Jacinto submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs San Jacinto 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
$4,990,000
ML approach
$4,925,000
CAP Approach
CAP Return
Estimation
6%
$3,520,000
6.5%
$3,250,000
7%
$3,020,000
Alternative Use
Use
Estimation
RETAIL STORES
$2,920,000
Current use
AUTO REPAIR, GARAGE
$6,365,000
Change: +118% · Conversion: Difficult
WAREHOUSE, STORAGE
$4,355,000
Change: +49% · Conversion: Difficult
MEDICAL BUILDING
$4,030,000
Change: +38% · Conversion: Difficult
Blend value · Realmo final
$4.83M
Range $4.34M – $5.31M · ±10% · vs last sale $4.66M (Dec 5 2022)
Last sale anchor
$4.66M
Dec 5 2022
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
$327 / 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
$60,502
Tax year 2024
Assessed value
$4,886,576
Assessed 2024
Previous assessed
$4,886,576
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$1,795,200
Assessed improvement
$3,091,376
Applied tax rate
10.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2007
Construction
WOOD
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Units
2
Total area
14,738 SF
Lot
1.58 ac (68,824 SF)
APN
436-710-009
UPID
US09-0094642
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
RETAIL STORES Current
Est. value
$2.9M
AUTO REPAIR, GARAGE
Est. value
$6.4M
WAREHOUSE, STORAGE
Est. value
$4.4M
MEDICAL BUILDING
Est. value
$4.0M
RETAIL STORES Current
AUTO REPAIR, GARAGE
WAREHOUSE, STORAGE
MEDICAL BUILDING
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
2007
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Stories
1
Units
2
Lot
1.58 ac
Current owner
From public records · entity-resolved
Project Capricorn Fund V LLC
Entity
Free & Clear · 3 yrs held
Mailing address
PO BOX 1159, DEERFIELD, IL 60015-6002
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 25, 2023
—
Project Capricorn Fund V LLC
—
Deed
related
$117,675,000 · Fifth Third Bank NA
Dec 5, 2022
$4,658,000
Project Capricorn Fund V LLC
Walgreen Co
Grant Deed
—
Apr 14, 2006
—
Walgreen Co
San Jacinto Retail Center LLC
Grant 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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