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Property profile & analytics
OFF-MARKET
Estimated value
$1,460,000
Retail space
3320 Mt Pinos Way Frazier Park, CA 93225-8193
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US09-2689838
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1987
Construction
WOOD
Total area
12,300 SF
Lot
1.08 ac (47,044 SF)
APN
259-090-01-00-6
UPID
US09-2689838
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
$1.37M
CAP Approach
CAP
$1.87M
Comparable Approach
Comparable
$984k
Blend (final)
Blend
$1.46M
Owner & transaction history
Lifestyle Frazier Park Re LLC · 3 yrs held
Lifestyle Frazier Park Re LLC
since 2022
Last sale
$1.5M
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$2.4M
+54.0%
Apartment house (5+ units)
$1.8M
+18.5%
Auto repair, garage
$1.7M
+10.3%
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
Method
Estimation
Statistic approach
$1,320,000
ML approach
$1,370,000
CAP Approach
CAP Return
Estimation
6%
$2,025,000
6.5%
$1,870,000
7%
$1,735,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,545,000
Current use
OFFICE BUILDING
$2,385,000
Change: +54% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$1,835,000
Change: +18% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,705,000
Change: +10% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$1,560,000
Change: +1% · Conversion: Difficult
Blend value · Realmo final
$1.46M
Range $1.31M – $1.61M · ±10% · vs last sale $1.50M (Dec 30 2022)
Last sale anchor
$1.50M
Dec 30 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
$119 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$9,282
Tax year 2023
Assessed value
$865,000
Assessed 2023
Previous assessed
$865,000
+0.0% YoY
Effective rate
1.07%
On assessed value
Assessed land
$70,000
Assessed improvement
$795,000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1987
Construction
WOOD
Heating
YES
Cooling
EVAPORATIVE
Stories
1
Total area
12,300 SF
Lot
1.08 ac (47,044 SF)
APN
259-090-01-00-6
UPID
US09-2689838
Jurisdiction
KERN
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$1.5M
OFFICE BUILDING
Est. value
$2.4M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.8M
AUTO REPAIR, GARAGE
Est. value
$1.7M
INDUSTRIAL (GENERAL)
Est. value
$1.6M
RETAIL STORES Current
OFFICE BUILDING
APARTMENT HOUSE (5+ UNITS)
AUTO REPAIR, GARAGE
INDUSTRIAL (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
1987
Construction
WOOD
Heating
YES
Cooling
Yes
Stories
1
Lot
1.08 ac
Current owner
From public records · entity-resolved
Lifestyle Frazier Park Re LLC
Entity
Mailing address
9045 ADAMS AVE, HUNTINGTON BEACH, CA 92646-3401
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 30, 2022
$1,500,000
Lifestyle Frazier Park Re LLC
Frazier Park Investments LLC
Grant Deed
$1,125,000 · Sunwest Bank
Dec 14, 2020
—
Curt G Spyrka
Spyrka Herbert E F/tr
Quit Claim Deed
related
—
Dec 10, 2020
—
Spyrka,herbert E Family Trust
Herbert E Spyrka
Affidavit Of Death
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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