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Property profile & analytics
OFF-MARKET
Estimated value
$8,215,000
Retail space
32450 Clinton Keith Rd, Wildomar, CA 92595-7312
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US10-3069416
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2007
Construction
TILT-UP CONCRETE
Total area
17,272 SF
Lot
1.51 ac (65,775 SF)
Zoning code
C1CP
APN
380-130-027
UPID
US10-3069416
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
-
Tommy T. Nguyen, Pharm Pharmacy
-
Coinhub Bitcoin ATM Teller Atm
-
Rite Aid Pharmacy Pharmacy
-
Rite Aid Photo (Bike/Boat/Book/etc) Store
-
Thrifty Ice Cream Grocery & Convenience Store Specialty Food Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$7.93M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$8.87M
Blend (final)
Blend
$8.22M
Owner & transaction history
Pcg Wildomar LLC
Pcg Wildomar LLC
since 2026
Last sale
$8.4M
7 recorded transactions
Zoning & alternative use
C1CP · Wildomar, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$10.7M
+87.6%
Auto repair, garage
$7.5M
+30.5%
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 Wildomar submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Wildomar 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
$8,125,000
ML approach
$7,930,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$5,715,000
Current use
RESTAURANT
$10,720,000
Change: +88% · Conversion: Easy
AUTO REPAIR, GARAGE
$7,460,000
Change: +30% · Conversion: Difficult
WAREHOUSE, STORAGE
$5,105,000
Change: -11% · Conversion: Difficult
Blend value · Realmo final
$8.22M
Range $7.39M – $9.04M · ±10% · vs last sale $8.40M (Oct 1 2021)
Last sale anchor
$8.40M
Oct 1 2021
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
$476 / 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
$90,525
Tax year 2024
Assessed value
$8,739,360
Assessed 2024
Previous assessed
$8,739,360
+0.0% YoY
Effective rate
1.04%
On assessed value
Assessed land
$3,121,200
Assessed improvement
$5,618,160
Applied tax rate
25.0000
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
2007
Construction
TILT-UP CONCRETE
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Total area
17,272 SF
Lot
1.51 ac (65,775 SF)
Zoning code
C1CP
APN
380-130-027
UPID
US10-3069416
Jurisdiction
RIVERSIDE
Zoning & alternative use
C1CP · Wildomar, CA
Zoning C1CP · permitted uses
C1CP · Wildomar, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Wildomar. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$5.7M
RESTAURANT
Est. value
$10.7M
AUTO REPAIR, GARAGE
Est. value
$7.5M
WAREHOUSE, STORAGE
Est. value
$5.1M
RETAIL STORES Current
RESTAURANT
AUTO REPAIR, GARAGE
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
2007
Construction
TILT-UP CONCRETE
Heating
CENTRAL
Cooling
Yes
Stories
1
Lot
1.51 ac
Current owner
From public records · entity-resolved
Pcg Wildomar LLC
Entity
Mailing address
728 WINDWOOD DR, WALNUT, CA 91789-3241
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2026
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 6, 2026
$5,630,500
Pcg Wildomar LLC
Margaret Wang Dream Trust
Grant Deed
$4,920,000 · Enterprise Bank & Trust
Oct 1, 2021
$8,400,000
Margaret Wang
Rs Wildomar LLC
Grant Deed
$5,500,000 · Bbcn Bank
Apr 28, 2021
—
Rs Wildomar LLC
—
Deed
related
$3,500,000 · Wells Fargo Bank NA
Jul 26, 2011
$5,200,000
Rs Wildomar LLC
Combined Palomar LLC
Grant Deed
$2,700,000 · Standard Insurance Co
Jan 25, 2006
—
Combined Palomar LLC
Combined Properties INC
Quit Claim Deed
—
Jan 25, 2006
$1,200,000
Combined Properties INC
Benedikt Family Trust
Grant Deed
—
Oct 1, 2002
$600,000
Benedikt,tr
Pl & D Investments
Trustees Deed
—
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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