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Property profile & analytics
OFF-MARKET
Estimated value
$595,000
Retail space
41025 Big Bear Blvd Big Bear Lake, CA 92315
Individually Owned
1-yr Hold
Free & Clear
Property ID
US10-1486524
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1968
Construction
WOOD
Total area
2,354 SF
Lot
0.19 ac (8,085 SF)
APN
0309-102-43-0000
UPID
US10-1486524
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
$380k
CAP Approach
CAP
$520k
Comparable Approach
Comparable
$650k
Blend (final)
Blend
$595k
Owner & transaction history
Atsuko Hori · 1 yrs held
Atsuko Hori
since 2024
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$810,000
+54.8%
Auto repair, garage
$715,000
+37.0%
Medical building
$680,000
+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
$380,000
CAP Approach
CAP Return
Estimation
6%
$560,000
6.5%
$520,000
7%
$480,000
Alternative Use
Use
Estimation
RETAIL STORES
$525,000
Current use
COMMERCIAL (GENERAL)
$810,000
Change: +55% · Conversion: Easy
AUTO REPAIR, GARAGE
$715,000
Change: +37% · Conversion: Difficult
MEDICAL BUILDING
$680,000
Change: +30% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$635,000
Change: +21% · Conversion: Moderate
WAREHOUSE, STORAGE
$600,000
Change: +15% · Conversion: Difficult
Blend value · Realmo final
$595k
Range $536k – $655k · ±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
$253 / 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
$11,725
Tax year 2023
Assessed value
$844,068
Assessed 2024
Previous assessed
$844,068
+0.0% YoY
Effective rate
1.39%
On assessed value
Assessed land
$221,065
Assessed improvement
$623,003
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
Off-Market
Year built
1968
Construction
WOOD
Heating
NONE
Buildings
2
Units
1
Rooms
3
Bathrooms
1
Total area
2,354 SF
Lot
0.19 ac (8,085 SF)
APN
0309-102-43-0000
UPID
US10-1486524
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
$525,000
COMMERCIAL (GENERAL)
Est. value
$810,000
AUTO REPAIR, GARAGE
Est. value
$715,000
MEDICAL BUILDING
Est. value
$680,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$635,000
WAREHOUSE, STORAGE
Est. value
$600,000
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
1968
Construction
WOOD
Heating
NONE
Buildings
2
Units
1
Rooms
3
Bathrooms
1
Lot
0.19 ac
Current owner
From public records · entity-resolved
Atsuko Hori
Individual
Free & Clear · 1 yrs held
Mailing address
PO BOX 1793, BIG BEAR LAKE, CA 92315-1793
Ownership since
2024
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 25, 2025
—
Atsuko Hori
—
Deed
related
$1,000,000 · Val Chris Investments INC
Oct 3, 2024
—
Atsuko Hori
Hiroyuki Yamaoka
Affidavit Of Death Of Joint Tenant
—
Jan 19, 2006
$555,000
Hiroyuki Yamaoka
Mcmillian,jeanette K
Grant Deed
—
Aug 29, 2001
—
Jeanette K Mcmillian
Mcmillian,jeanette K
Quit Claim Deed
related
—
Feb 24, 1995
—
Jeanette K Mandalia
Mandalia,balvantrai N
Quit Claim Deed
related
—
Dec 1, 1992
$150,000
Balvantrai N Mandalia
Dodge,thomas H
Grant Deed
$130,000 · Seller
May 24, 1988
—
State Cal
Dodge Thomas H
Grant Deed
related
—
—
—
Hiroyuki Yamaoka
—
Deed Of Trust
related
$200,000 · Private Lender
—
—
Dodge Thomas H
—
Deed Of Trust
related
$43,000 · Security Pacific National Bank
—
—
Hiiroyuki Yamaoka
—
Deed Of Trust
related
$30,921 · California Food Products LLC
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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