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Property profile & analytics
OFF-MARKET
Estimated value
$10,530,000
Retail space
28964 Old Town Frnt St Temecula, CA 92590-2810
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-4085658
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2002
Construction
WOOD
Total area
17,371 SF
Lot
1.38 ac (60,112 SF)
Zoning code
H/TC
APN
922-120-010
UPID
US09-4085658
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
$8.34M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$10.53M
Owner & transaction history
Yanni Limited LLC · 3 yrs held
Yanni Limited LLC
since 2022
Last sale
$11.0M
7 recorded transactions
Zoning & alternative use
H/TC · Temecula, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$17.2M
+11.5%
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 Temecula submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Temecula 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
$11,785,000
ML approach
$8,335,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$15,425,000
Current use
APARTMENT HOUSE (5+ UNITS)
$17,190,000
Change: +11% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$14,950,000
Change: -3% · Conversion: Moderate
Blend value · Realmo final
$10.53M
Range $9.48M – $11.58M · ±10% · vs last sale $11.00M (Aug 22 2022)
Last sale anchor
$11.00M
Aug 22 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
$606 / 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
$78,353
Tax year 2024
Assessed value
$6,936,000
Assessed 2024
Previous assessed
$6,936,000
+0.0% YoY
Effective rate
1.13%
On assessed value
Assessed land
$2,040,000
Assessed improvement
$4,896,000
Applied tax rate
13.0000
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
2002
Construction
WOOD
Heating
CENTRAL
Cooling
CENTRAL
Stories
2
Total area
17,371 SF
Lot
1.38 ac (60,112 SF)
Zoning code
H/TC
APN
922-120-010
UPID
US09-4085658
Jurisdiction
RIVERSIDE
Zoning & alternative use
H/TC · Temecula, CA
Zoning H/TC · permitted uses
H/TC · Temecula, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Temecula. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$15.4M
APARTMENT HOUSE (5+ UNITS)
Est. value
$17.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$15.0M
RETAIL STORES Current
APARTMENT HOUSE (5+ UNITS)
NEIGHBORHOOD: SHOPPING CENTER
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
2002
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Stories
2
Lot
1.38 ac
Current owner
From public records · entity-resolved
Yanni Limited LLC
Entity
Mailing address
641 ORANGE DR, VACAVILLE, CA 95687-3100
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 22, 2022
$11,000,000
Yanni Limited LLC
Hearn Street Holdings LLC
Grant Deed
$8,800,000 · Bank Of America NA
Jul 23, 2015
$3,500,000
Hearn Street Holdings LLC
Quaid Harley-davidson Temecula
Grant Deed
$5,250,000 · International Bk/commerce
Mar 26, 2001
—
Harleydavidson Tem Pro Quaid
Quaid Robert A Etux
Quit Claim Deed
related
—
Jun 24, 1998
$372,000
Robert A Quaid
R S S Associates
Grant Deed
—
—
—
Richard C Quaid
—
Deed Of Trust
related
$1,800,000 · California Bank & Trust
—
—
Rss Assoc
—
Deed Of Trust
related
$1,343,250 · Wells Fargo Bank
—
—
Harley-davidson Temecula Quaid
—
Deed Of Trust
related
$1,376,180 · Gleen's Trust (pt)
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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