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Property profile & analytics
OFF-MARKET
Estimated value
$2,485,000
Strip malls
31681 Riverside Dr Lake Elsinore, CA 92530-7815
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-3285209
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
1986
Construction
WOOD
Total area
12,796 SF
Lot
0.93 ac (40,510 SF)
Zoning code
C2
APN
379-381-053
UPID
US10-3285209
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
-
Jill B. Morgan, PhD Physician
-
Dena Nelson, LMFT Crisis Center Medical Clinic
-
Kathryn M. Moss, DPM Physician
-
Inga's Photography (Bike/Boat/Book/etc) Store Photography Service
-
Lakefront Plaza Business Service Center Corporate Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.63M
CAP Approach
CAP
$2.48M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.49M
Owner & transaction history
31681 Riverside Drive LLC · 3 yrs held
31681 Riverside Drive LLC
since 2022
Last sale
$2.3M
7 recorded transactions
Zoning & alternative use
C2 · Lake Elsinore, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
$2,715,000
ML approach
$2,630,000
CAP Approach
CAP Return
Estimation
6%
$2,690,000
6.5%
$2,480,000
7%
$2,305,000
Blend value · Realmo final
$2.49M
Range $2.24M – $2.73M · ±10% · vs last sale $2.30M (Aug 10 2022)
Last sale anchor
$2.30M
Aug 10 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
$194 / 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
$12,205
Tax year 2024
Assessed value
$1,142,400
Assessed 2024
Previous assessed
$1,142,400
+0.0% YoY
Effective rate
1.07%
On assessed value
Assessed land
$479,400
Assessed improvement
$663,000
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
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Status
Off-Market
Year built
1986
Construction
WOOD
Heating
CENTRAL
Cooling
CENTRAL
Stories
2
Total area
12,796 SF
Lot
0.93 ac (40,510 SF)
Zoning code
C2
APN
379-381-053
UPID
US10-3285209
Jurisdiction
RIVERSIDE
Zoning & alternative use
C2 · Lake Elsinore, CA
Zoning C2 · permitted uses
C2 · 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.
Building & site characteristics
From public records
Year built
1986
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Stories
2
Lot
0.93 ac
Current owner
From public records · entity-resolved
31681 Riverside Drive LLC
Entity
Mailing address
28656 OLD TOWN FRNT ST, TEMECULA, CA 92590-2704
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
Aug 10, 2022
$2,300,000
31681 Riverside Drive LLC
Lake Front Elsinore Plaza LLC
Grant Deed
$600,000 · John Whitaker
Oct 16, 2013
$1,720,000
Lake Front Elsinore Plaza LLC
Crp Properties INC
Grant Deed
—
Aug 22, 2013
$1,741,292
Crp Properties INC
California Reconveyance Co
Trustees Deed
related
—
Dec 19, 2011
—
Roostai Hassan P Trust
Roostai,hassan P
Quit Claim Deed
related
—
Jan 17, 2007
$1,943,500
Hassan P Roostai
Halabas Investments INC
Grant Deed
—
Jul 21, 2004
$550,000
Halabas Investments INC
Angelopoulos,tr
Trustees Deed
$1,650,000 · Community National Bank
Jul 21, 2004
—
Halabas Investments INC
—
Deed Of Trust
related
$1,650,000 · Community National Bank
Feb 20, 2004
$1,350,000
Halabas Investments INC
Fukuyama,etsuro & Miwa
Grant Deed
$1,000,000 · Community National Bank
Dec 7, 2001
$250,000
Etsuro Fukuyama
Tran,khanh Q & Jacklyn P
Grant Deed
—
Jan 3, 1994
$423,500
Khanh Q Tran
San Francisco Fe
Grant Deed
$317,475 · San Francisco Federal S & L
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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