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Property profile & analytics
OFF-MARKET
Estimated value
$3,205,000
Retail space
28781 Hwy 74 Lake Elsinore, CA 92532-2214
Individually Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-5575674
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2021
Construction
WOOD
Total area
10,825 SF
Lot
0.93 ac (40,510 SF)
Zoning code
RR
APN
347-130-036
UPID
US09-5575674
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
$2.39M
Comparable Approach
Comparable
$3.41M
Blend (final)
Blend
$3.21M
Owner & transaction history
Elsinore Valley Municipal Water Dis · 4 yrs held
Elsinore Valley Municipal Water Dis
since 2022
7 recorded transactions
Zoning & alternative use
RR · Lake Elsinore, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$4.9M
+20.1%
Auto repair, garage
$4.7M
+13.5%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$2,585,000
6.5%
$2,385,000
7%
$2,215,000
Alternative Use
Use
Estimation
RETAIL STORES
$4,115,000
Current use
OFFICE BUILDING
$4,945,000
Change: +20% · Conversion: Easy
AUTO REPAIR, GARAGE
$4,675,000
Change: +14% · Conversion: Difficult
Blend value · Realmo final
$3.21M
Range $2.88M – $3.53M · ±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
$296 / 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
$64,197
Tax year 2024
Assessed value
$6,235,788
Assessed 2024
Previous assessed
$6,235,788
+0.0% YoY
Effective rate
1.03%
On assessed value
Assessed land
$1,137,828
Assessed improvement
$5,097,960
Applied tax rate
65.0000
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
2021
Construction
WOOD
Heating
CENTRAL
Cooling
CENTRAL
Stories
2
Bathrooms
2
Total area
10,825 SF
Lot
0.93 ac (40,510 SF)
Zoning code
RR
APN
347-130-036
UPID
US09-5575674
Jurisdiction
RIVERSIDE
Zoning & alternative use
RR · Lake Elsinore, CA
Zoning RR · permitted uses
RR · Lake Elsinore, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Lake Elsinore. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$4.1M
OFFICE BUILDING
Est. value
$4.9M
AUTO REPAIR, GARAGE
Est. value
$4.7M
RETAIL STORES Current
OFFICE BUILDING
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
2021
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Stories
2
Bathrooms
2
Lot
0.93 ac
Current owner
From public records · entity-resolved
Elsinore Valley Municipal Water Dis
Individual
Mailing address
12368 VLY BLVD STE #107, EL MONTE, CA 91732-3668
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 28, 2022
—
Elsinore Valley Municipal Water Dis
Main Troop LLC
Grant Deed
—
May 10, 2021
—
Main Troop LLC
—
Deed
related
$1,747,000 · The Mortgage Capital Development Corp
Oct 17, 2019
—
Main Troop LLC
—
Trustees Deed
related
$3,397,864 · Poppy Bk
Aug 7, 2017
$1,000,000
Main Troop LLC
Abdulzahra,hazim
Grant Deed
related
—
Mar 2, 2017
$1,000,000
Main Troop LLC
Abdulzahra,hazim
Grant Deed
—
Jan 3, 2007
$500,000
Hazim Abdulzahra
Neal,dale O
Grant Deed
—
—
—
Hazim Abdulzahra
—
Deed Of Trust
related
$200,000 · Abdurazak Hefyan
—
—
Hazim Abdulzahra
—
Deed Of Trust
related
$40,000 · Miscellaneous Govt Agcy
—
—
Hazim Abdulzahra
—
Deed Of Trust
related
$40,000 · Miscellaneous Govt Agcy
—
—
Hazim Abdulzahra
—
Deed Of Trust
related
$300,000 · Abdurazak Hefyan
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.
Try Rey
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