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Property profile & analytics
FOR SALE
Retail space
40728 Vlg Dr Big Bear Lake, CA 92315
Individually Owned
8-yr Hold
~
Est. High Equity
Property ID
US10-1156137
For Sale
1 / 36
$1,499,000
40728 Vlg Dr, Big Bear Lake, CA 92315
View Listing →
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1956
Construction
WOOD FRAME
Total area
3,948 SF
Lot
0.1 ac (4,500 SF)
APN
0308-166-35-0000
UPID
US10-1156137
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
by Request
CAP Approach
CAP
$870k
Comparable Approach
Comparable
$904k
Blend (final)
Blend
$875k
Owner & transaction history
Bbpsllc · 8 yrs held
Bbpsllc
since 2018
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.4M
+54.8%
Auto repair, garage
$1.2M
+37.0%
Medical building
$1.1M
+30.2%
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 Big Bear Lake submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Big Bear Lake 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$945,000
6.5%
$870,000
7%
$810,000
Alternative Use
Use
Estimation
RETAIL STORES
$875,000
Current use
COMMERCIAL (GENERAL)
$1,360,000
Change: +55% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,200,000
Change: +37% · Conversion: Difficult
MEDICAL BUILDING
$1,140,000
Change: +30% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,065,000
Change: +21% · Conversion: Moderate
WAREHOUSE, STORAGE
$1,005,000
Change: +15% · Conversion: Difficult
Blend value · Realmo final
$875k
Range $788k – $963k · ±10%
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
$222 / 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
$14,394
Tax year 2023
Assessed value
$1,173,000
Assessed 2024
Previous assessed
$754,615
+55.4% YoY
Effective rate
1.23%
On assessed value
Assessed land
$183,600
Assessed improvement
$989,400
Applied tax rate
17.0000
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
For Sale
Year built
1956
Construction
WOOD FRAME
Heating
NONE
Stories
1
Units
1
Total area
3,948 SF
Lot
0.1 ac (4,500 SF)
APN
0308-166-35-0000
UPID
US10-1156137
Jurisdiction
SAN BERNARDINO
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
$875,000
COMMERCIAL (GENERAL)
Est. value
$1.4M
AUTO REPAIR, GARAGE
Est. value
$1.2M
MEDICAL BUILDING
Est. value
$1.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.1M
WAREHOUSE, STORAGE
Est. value
$1.0M
RETAIL STORES Current
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
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
1956
Construction
WOOD FRAME
Heating
NONE
Stories
1
Units
1
Lot
0.1 ac
Current owner
From public records · entity-resolved
Bbpsllc
Individual
Mailing address
PO BOX 4244, BIG BEAR LAKE, CA 92315-4244
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 8, 2022
—
Shiler Shamkin
—
Deed
related
$1,255,400 · Manufacturers Bank
Jul 21, 2021
—
Bbps LLC
—
Deed
related
$1,387,000 · California International Bank NA
Dec 11, 2020
—
Bbps LLC
—
Deed
related
$468,000 · First Foundation Bank
May 1, 2018
$690,000
Bbpsllc
Alvarado Drugs
Grant Deed
$586,500 · Jeknavorian Vahe & J Tr (ct)
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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