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Property profile & analytics
OFF-MARKET
Grocery and convenience stores
3221 Mt Pinos Way Frazier Park, CA 93225
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US09-2661991
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
1963
Construction
WOOD
Total area
1,088 SF
Lot
0.12 ac (5,227 SF)
Zoning code
C-1
APN
255-331-02-00-7
UPID
US09-2661991
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
-
Isalis (Bike/Boat/Book/etc) Store
-
Party City Party Supply Store (Bike/Boat/Book/etc) Store
-
Skunk Funk Big Box & Wholesale Store
-
Carl's Trading Co Hat Shop
-
Bushka's Kitchen LLC (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
The Red Dot LLC · 5 yrs held
The Red Dot LLC
since 2021
Last sale
$220,000
7 recorded transactions
Zoning & alternative use
C-1 · Frazier Park, 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 Frazier Park submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Frazier Park 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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 2023Property tax & assessments
Tax year 2023
Tax billed
$2,456
Tax year 2023
Assessed value
$228,888
Assessed 2023
Previous assessed
$228,888
+0.0% YoY
Effective rate
1.07%
On assessed value
Assessed land
$52,020
Assessed improvement
$176,868
Applied tax rate
84.0000
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
1963
Construction
WOOD
Heating
FLOOR/WALL FURNACE
Stories
1
Bathrooms
1
Total area
1,088 SF
Lot
0.12 ac (5,227 SF)
Zoning code
C-1
APN
255-331-02-00-7
UPID
US09-2661991
Jurisdiction
KERN
Zoning & alternative use
C-1 · Frazier Park, CA
Zoning C-1 · permitted uses
C-1 · Frazier Park, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Frazier Park. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1963
Construction
WOOD
Heating
FLOOR/WALL FURNACE
Stories
1
Bathrooms
1
Lot
0.12 ac
Current owner
From public records · entity-resolved
The Red Dot LLC
Entity
Mailing address
PO BOX 1951, FRAZIER PARK, CA 93225-1951
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2021
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
Mar 12, 2021
$220,000
The Red Dot LLC
Manasa Bollavaram
Grant Deed
$55,000 · Manasa Bollavaram
Jan 16, 2020
$240,000
Manasa Bollavaram
Koko Carboyan
Grant Deed
$120,000 · Private Individual
Jul 16, 2003
—
Koko Carboyan
Roczey,donald R & Kathleen T
Grant Deed
$72,000 · Bank Of America
Dec 3, 1999
$62,500
Kathleen T Roczey
Olson,gayle H & Grace M
Grant Deed
$56,250 · Norwest Mortgage INC
Jun 29, 1994
—
Grace M Olson
Smith,daid D & S
Quit Claim Deed
related
—
Aug 15, 1989
$98,500
Olson Gayle H
Charles,e Cox In
Grant Deed
—
—
—
Kathleen T Roczey
—
Deed Of Trust
related
$7,182 · Beneficial California INC
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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