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Property profile & analytics
OFF-MARKET
Estimated value
$2,850,000
Retail space
31401 Riverside Dr Lake Elsinore, CA 92530-7809
Entity Owned
Absentee Owner
Free & Clear
Property ID
US10-2419520
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1972
Construction
WOOD
Total area
2,400 SF
Lot
2.45 ac (106,722 SF)
Zoning code
CP
APN
379-160-002
UPID
US10-2419520
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
$2.76M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.85M
Owner & transaction history
Quick Quack Car Wash Holdings LLC
Quick Quack Car Wash Holdings LLC
since 2025
Last sale
$3.0M
7 recorded transactions
Zoning & alternative use
CP · Lake Elsinore, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$2.1M
+189.2%
Commercial (general)
$1.9M
+167.9%
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
$2,640,000
ML approach
$2,755,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$2,065,000
Change: +189% · Conversion: Moderate
COMMERCIAL (GENERAL)
$1,915,000
Change: +168% · Conversion: Easy
Blend value · Realmo final
$2.85M
Range $2.57M – $3.14M · ±10% · vs last sale $3.00M (Jul 6 2025)
Last sale anchor
$3.00M
Jul 6 2025
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
$1,188 / 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
$25,486
Tax year 2024
Assessed value
$2,387,310
Assessed 2024
Previous assessed
$2,387,310
+0.0% YoY
Effective rate
1.07%
On assessed value
Assessed land
$2,387,310
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
1972
Construction
WOOD
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Total area
2,400 SF
Lot
2.45 ac (106,722 SF)
Zoning code
CP
APN
379-160-002
UPID
US10-2419520
Jurisdiction
RIVERSIDE
Zoning & alternative use
CP · Lake Elsinore, CA
Zoning CP · permitted uses
CP · 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
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.1M
COMMERCIAL (GENERAL)
Est. value
$1.9M
NEIGHBORHOOD: SHOPPING CENTER
COMMERCIAL (GENERAL)
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
1972
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Stories
1
Lot
2.45 ac
Current owner
From public records · entity-resolved
Quick Quack Car Wash Holdings LLC
Entity
Free & Clear · 0 yrs held
Mailing address
292 MADISON AVE, NEW YORK, NY 10017-6307
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 6, 2025
$3,000,000
Quick Quack Car Wash Holdings LLC
Gty Auto Service LLC
Grant Deed
—
Jun 15, 2023
$2,500,000
Gty Auto Service LLC
Lake Elsinore Express LLC
Grant Deed
—
May 6, 2020
$1,025,000
Lake Elsinore Express LLC
Tsai Capital Group LLC
Grant Deed
$372,000 · Bank Of Hope
May 23, 2018
—
Tsai Capital Group LLC
Tsai,denny
Quit Claim Deed
related
—
Feb 28, 2018
—
Denny Tsai
Tsai,denny
Quit Claim Deed
related
—
Sep 9, 2009
—
Denny Tsai
Tsai & Associates INC
Quit Claim Deed
$250,000 · Glc Trust (ct)
Jun 3, 2008
$710,000
Tsai & Associates INC
Kaplan Family Trust
Grant Deed
—
Apr 2, 2008
—
Kaplan Family Survivors Trust
Kaplan Family Survivors Trust
Quit Claim Deed
related
—
Jan 2, 2008
—
Kaplan Family Survivors Trust
Kaplan Family Trust
Quit Claim Deed
related
—
Dec 17, 2007
—
Kaplan Annette S Tr
Kaplan,bernard B
Affidavit Of Death
related
—
Apr 22, 2005
—
Bernard B Kaplan
B A Kaplan Family
Quit Claim Deed
related
—
Jul 12, 1994
—
Bernard B Etal Kaplan
Kaplan,bernard B
Quit Claim Deed
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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