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Property profile & analytics
OFF-MARKET
Estimated value
$1,235,000
Bowling alleys
4103 Msn Rd Fallbrook, CA 92028-9675
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US09-6822409
Property profile
Verified
Property type
Bowling alleys
Use group
BOWLING ALLEY
Year built
1954
Total area
4,123 SF
Lot
4.08 ac (177,724 SF)
Zoning code
AGRICULTURAL
APN
108-372-04-00
UPID
US09-6822409
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
-
Tivoli Italian Villa Wedding Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.22M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.24M
Owner & transaction history
4103 E Mission Road LLC · 1 yrs held
4103 E Mission Road LLC
since 2025
Last sale
$1.3M
1 recorded transaction
Zoning & alternative use
AGRICULTURAL · Fallbrook, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$2.0M
+255.7%
Office building
$970,000
+76.7%
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 Fallbrook submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Fallbrook 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
$1,160,000
ML approach
$1,220,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,950,000
Change: +256% · Conversion: Difficult
OFFICE BUILDING
$970,000
Change: +77% · Conversion: Difficult
Blend value · Realmo final
$1.24M
Range $1.11M – $1.36M · ±10% · vs last sale $1.28M (May 30 2025)
Last sale anchor
$1.28M
May 30 2025
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
$300 / 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
$7,376
Tax year 2024
Assessed value
$684,331
Assessed 2024
Previous assessed
$684,331
+0.0% YoY
Effective rate
1.08%
On assessed value
Assessed land
$191,212
Assessed improvement
$493,119
Applied tax rate
93.0000
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
Bowling alleys
Use group
BOWLING ALLEY
Status
Off-Market
Year built
1954
Heating
NONE
Units
1
Bathrooms
3
Total area
4,123 SF
Lot
4.08 ac (177,724 SF)
Zoning code
AGRICULTURAL
APN
108-372-04-00
UPID
US09-6822409
Jurisdiction
SAN DIEGO
Zoning & alternative use
AGRICULTURAL · Fallbrook, CA
Zoning AGRICULTURAL · permitted uses
AGRICULTURAL · Fallbrook, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Fallbrook. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$2.0M
OFFICE BUILDING
Est. value
$970,000
COMMERCIAL (GENERAL)
OFFICE BUILDING
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
1954
Heating
NONE
Units
1
Bathrooms
3
Lot
4.08 ac
Current owner
From public records · entity-resolved
4103 E Mission Road LLC
Entity
Mailing address
PO BOX 1731, TEMECULA, CA 92593-1731
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 30, 2025
$1,281,000
4103 E Mission Road LLC
Frulla INC
Grant Deed
$960,562 · First Citizens Bank & Trust Co
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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