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Property profile & analytics
OFF-MARKET
Estimated value
$650,000
Retail space
28384 Winchester Rd Winchester, CA 92596-9040
Entity Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-2755319
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1988
Construction
WOOD
Total area
1,200 SF
Lot
0.31 ac (13,503 SF)
Zoning code
MSC
APN
463-117-049
UPID
US10-2755319
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
-
A/O Cannabis Bar & Pub
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$665k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$711k
Blend (final)
Blend
$650k
Owner & transaction history
2525 Ramona LLC · 5 yrs held
2525 Ramona LLC
since 2021
Last sale
$650,000
7 recorded transactions
Zoning & alternative use
MSC · Winchester, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$1.0M
+160.1%
Auto repair, garage
$520,000
+30.5%
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 Winchester submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Winchester 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
$630,000
ML approach
$665,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$395,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,035,000
Change: +160% · Conversion: Moderate
AUTO REPAIR, GARAGE
$520,000
Change: +30% · Conversion: Difficult
Blend value · Realmo final
$650k
Range $585k – $715k · ±10% · vs last sale $650k (Apr 23 2021)
Last sale anchor
$650k
Apr 23 2021
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
$542 / 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
$6,925
Tax year 2024
Assessed value
$610,194
Assessed 2024
Previous assessed
$610,194
+0.0% YoY
Effective rate
1.13%
On assessed value
Assessed land
$143,263
Assessed improvement
$466,931
Applied tax rate
71.0000
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
1988
Construction
WOOD
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Total area
1,200 SF
Lot
0.31 ac (13,503 SF)
Zoning code
MSC
APN
463-117-049
UPID
US10-2755319
Jurisdiction
RIVERSIDE
Zoning & alternative use
MSC · Winchester, CA
Zoning MSC · permitted uses
MSC · Winchester, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Winchester. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$395,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.0M
AUTO REPAIR, GARAGE
Est. value
$520,000
RETAIL STORES Current
NEIGHBORHOOD: SHOPPING CENTER
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
1988
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Stories
1
Lot
0.31 ac
Current owner
From public records · entity-resolved
2525 Ramona LLC
Entity
Mailing address
10463 AUSTIN DR STE A, SPRING VALLEY, CA 91978-1525
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
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 23, 2021
$650,000
2525 Ramona LLC
Eel Holdings LLC
Grant Deed
—
Aug 30, 2019
$436,000
Eel Holdings LLC
Martin,randall
Grant Deed
—
Feb 27, 2019
$340,000
Randall Martin
Fong,victoria
Grant Deed
—
Jul 25, 2017
$100,000
Victoria Fong
Wahab Entertainment INC
Grant Deed
—
Jul 25, 2017
—
Michael Jackson
Jackson,kassie
Quit Claim Deed
related
—
Apr 17, 2015
$95,000
Wahab Entertainment INC Profit
M & T Bk
Grant Deed
—
Jun 10, 2014
$157,367
M Bk
Quality Loan Service Corp
Trustees Deed
related
—
Apr 1, 2005
$272,000
Smartworks Real Estate INC
Hackleton Alvin L
Grant Deed
$171,000 · Interbay Funding LLC
Aug 9, 2002
$157,500
Alvin L Hackelton
Grosso,jeanne K
Grant Deed
$101,397 · E Gilbert Psp
Jan 13, 1999
$160,000
Jeanne K Grosso
Mallia,ralph & Tanna
Grant Deed
$125,000 · Aroduct Sales Co
—
—
Eel Holdings LLC
—
Deed Of Trust
related
$65,000 · Daniel Sorenson
—
—
Eel Holdings LLC
—
Deed Of Trust
related
$300,000 · Frank E Prior
—
—
Eel Holdings LLC
—
Deed Of Trust
related
$300,000 · Thomas R O'connor
—
—
Louis Leidelmeyer
—
Deed Of Trust
related
$72,500 · Alvin L Hackelton
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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