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Property profile & analytics
OFF-MARKET
Estimated value
$10,505,000
Grocery and convenience stores
30901 Riverside Dr Lake Elsinore, CA 92530-4934
Entity Owned
13-yr Hold
~
Est. High Equity
Property ID
US09-2851383
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
1998
Construction
TILT-UP CONCRETE
Total area
48,525 SF
Lot
5.25 ac (228,690 SF)
Zoning code
C1
APN
378-290-024
UPID
US09-2851383
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
-
Albertsons Bakery Bakery Specialty Food Shop
-
Starbucks Cafe & Coffee Shop
-
U.S. Bank Branch Bank Loan Service
-
Albertsons Pharmacy Pharmacy
-
Sav On Pharmacy Pharmacy
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$10.70M
Comparable Approach
Comparable
$13.17M
Blend (final)
Blend
$10.51M
Owner & transaction history
Abs Ca-o LLC · 13 yrs held
Abs Ca-o LLC
since 2013
7 recorded transactions
Zoning & alternative use
C1 · Lake Elsinore, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
or conversion of residential structures to commercial/office uses. § 17.116.080 Landscape improvements. § 17.116.090 Parking. § 17.116.100 Signs. § 17.116.110 Design review. § 17.116.120 Design standards. Chapter 17.120 C-1 NEIGHBORHOOD COMMERCIAL DISTRICT § 17.120.010 Purpose. § 17.120.020 Permitted uses. § 17.120.030 Uses subject to a conditional use permi…
Zone name
Neighborhood Commercial
General category
COMMERCIAL
Zone area
101.12 ac
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%
$11,590,000
6.5%
$10,700,000
7%
$9,935,000
Alternative Use
Use
Estimation
RETAIL STORES
$14,445,000
Current use
WAREHOUSE, STORAGE
$14,335,000
Change: -1% · Conversion: Difficult
Blend value · Realmo final
$10.51M
Range $9.45M – $11.56M · ±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
$216 / 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
$89,364
Tax year 2024
Assessed value
$8,440,666
Assessed 2024
Previous assessed
$8,440,666
+0.0% YoY
Effective rate
1.06%
On assessed value
Assessed land
$3,751,404
Assessed improvement
$4,689,262
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
1998
Construction
TILT-UP CONCRETE
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Total area
48,525 SF
Lot
5.25 ac (228,690 SF)
Zoning code
C1
APN
378-290-024
UPID
US09-2851383
Jurisdiction
RIVERSIDE
Zoning & alternative use
C1 · Lake Elsinore, CAZoning C1 · permitted uses
C1 · Lake Elsinore, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
or conversion of residential structures to commercial/office uses. § 17.116.080 Landscape improvements. § 17.116.090 Parking. § 17.116.100 Signs. § 17.116.110 Design review. § 17.116.120 Design standards. Chapter 17.120 C-1 NEIGHBORHOOD COMMERCIAL DISTRICT § 17.120.010 Purpose. § 17.120.020 Permitted uses. § 17.120.030 Uses subject to a conditional use permit. § 17.120.040 Site criteria. § 17.120.050 Setbacks. § 17.120.060 Building height.
Zone name
Neighborhood Commercial
General category
COMMERCIAL
Zone area
101.12 ac
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$14.4M
WAREHOUSE, STORAGE
Est. value
$14.3M
RETAIL STORES Current
WAREHOUSE, STORAGE
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
1998
Construction
TILT-UP CONCRETE
Heating
CENTRAL
Cooling
Yes
Stories
1
Lot
5.25 ac
Current owner
From public records · entity-resolved
Abs Ca-o LLC
Entity
Mailing address
PO BOX 990, MINNEAPOLIS, MN 55440-0990
Ownership since
2013
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 27, 2018
—
Abs Ca-o LLC
—
Deed
related
—
Mar 13, 2014
—
Abs Ca-o LLC
—
Deed Of Trust
related
$1,050,000,000 · Bank Of America
Apr 15, 2013
—
Abs Ca-o LLC
New Albertsons INC
Warranty Deed
—
Dec 3, 2012
—
New Albertsons INC
—
Deed Of Trust
related
$1,000,000,000 · Credit Suisse Ag
Jun 26, 2006
—
New Albertsons INC
Albertsons LLC
Quit Claim Deed
—
Dec 1, 1997
—
Albertson's INC
Four Corners-elsinore
Grant Deed
related
—
—
—
Abs Ca-o LLC
—
Deed Of Trust
related
$1,145,000,000 · Wilmington Tr
—
—
Abs Ca-o LLC
—
Loan Modification
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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