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Property profile & analytics
OFF-MARKET
Estimated value
$3,950,000
Retail space
29261 Central Ave Lake Elsinore, CA 92532-2249
Trust Owned
6-yr Hold
~
Est. High Equity
Property ID
US09-3091691
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2006
Construction
WOOD
Total area
7,474 SF
Lot
0.77 ac (33,541 SF)
APN
377-040-031
UPID
US09-3091691
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
-
Navy Federal Credit Union Credit Union
-
Juice It Up! Specialty Food Shop (Bike/Boat/Book/etc) Store
-
iBROWS THREADING SALON Hair Salon Nail Salon
-
Navy Federal Credit Union ATM Atm
-
Submarina Lake Elsinore Take-out & Catering
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.74M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.34M
Blend (final)
Blend
$3.95M
Owner & transaction history
Yessmann,david S Trust · 6 yrs held
Yessmann,david S Trust
since 2020
Last sale
$3.8M
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$6.4M
+126.4%
Commercial (general)
$6.0M
+109.8%
Restaurant
$4.6M
+63.3%
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
$4,720,000
ML approach
$4,740,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$2,840,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$6,435,000
Change: +126% · Conversion: Moderate
COMMERCIAL (GENERAL)
$5,960,000
Change: +110% · Conversion: Easy
RESTAURANT
$4,640,000
Change: +63% · Conversion: Easy
OFFICE BUILDING
$3,415,000
Change: +20% · Conversion: Easy
AUTO REPAIR, GARAGE
$3,225,000
Change: +14% · Conversion: Difficult
Blend value · Realmo final
$3.95M
Range $3.56M – $4.35M · ±10% · vs last sale $3.77M (Jul 15 2020)
Last sale anchor
$3.77M
Jul 15 2020
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
$528 / 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
$41,442
Tax year 2024
Assessed value
$4,000,754
Assessed 2024
Previous assessed
$4,000,754
+0.0% YoY
Effective rate
1.04%
On assessed value
Assessed land
$1,061,208
Assessed improvement
$2,939,546
Applied tax rate
5.0000
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
2006
Construction
WOOD
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Units
2
Total area
7,474 SF
Lot
0.77 ac (33,541 SF)
APN
377-040-031
UPID
US09-3091691
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
$2.8M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$6.4M
COMMERCIAL (GENERAL)
Est. value
$6.0M
RESTAURANT
Est. value
$4.6M
OFFICE BUILDING
Est. value
$3.4M
AUTO REPAIR, GARAGE
Est. value
$3.2M
RETAIL STORES Current
NEIGHBORHOOD: SHOPPING CENTER
COMMERCIAL (GENERAL)
RESTAURANT
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
2006
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Stories
1
Units
2
Lot
0.77 ac
Current owner
From public records · entity-resolved
Yessmann,david S Trust
Trust
Mailing address
PO BOX 3218, TORRANCE, CA 90510-3218
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 29, 2022
—
David Yessmann
—
Deed
related
$2,275,000 · Skyone FCU
Jul 15, 2020
$3,770,000
Yessmann,david S Trust
Pacific Castle Lake Elsinor
Grant Deed
$2,296,000 · Stanford FCU
Nov 1, 2018
$44,262,500
Pacific Castle Lake Elsinore Partne
Lake Elsinore Marketplace LLC
Grant Deed
$26,500,000 · Ctbc Bank Corp USA
Sep 6, 2006
—
Lake Elsinore Marketplace LLC
Cambern & Central Invtrs LLC
Grant Deed
$30,000,000 · Axa Equitable Life Ins Co
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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