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Property profile & analytics
FOR SALE
Office Spaces
41609 Big Bear Blvd Big Bear Lake, CA 92315
Trust Owned
Free & Clear
Property ID
US10-1484482
For Sale
1 / 55
$1,186,800
41609 Big Bear Blvd, Big Bear Lake, CA 92315
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Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
1979
Construction
WOOD
Total area
1,500 SF
Lot
0.46 ac (20,000 SF)
APN
0309-162-19-0000
UPID
US10-1484482
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
$1.04M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$808k
Blend (final)
Blend
$1.02M
Owner & transaction history
Mu Lee Family Trust
Mu Lee Family Trust
since 2026
Last sale
$989,000
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$650,000
+26.4%
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
$1,055,000
ML approach
$1,035,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$650,000
Change: +26% · Conversion: Easy
Blend value · Realmo final
$1.02M
Range $914k – $1.12M · ±10% · vs last sale $989k (Mar 8 2022)
Last sale anchor
$989k
Mar 8 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
$677 / 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
$11,257
Tax year 2023
Assessed value
$1,028,956
Assessed 2024
Previous assessed
$1,008,780
+2.0% YoY
Effective rate
1.09%
On assessed value
Assessed land
$249,696
Assessed improvement
$779,260
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
Office Spaces
Use group
OFFICE (GENERAL)
Status
For Sale
Year built
1979
Construction
WOOD
Heating
NONE
Buildings
2
Stories
1
Units
1
Total area
1,500 SF
Lot
0.46 ac (20,000 SF)
APN
0309-162-19-0000
UPID
US10-1484482
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
OFFICE BUILDING
Est. value
$650,000
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
1979
Construction
WOOD
Heating
NONE
Stories
1
Buildings
2
Units
1
Lot
0.46 ac
Current owner
From public records · entity-resolved
Mu Lee Family Trust
Trust
Free & Clear · 0 yrs held
Mailing address
1933 S SANTA ANITA AVE, ARCADIA, CA 91006-4610
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 3, 2026
—
Mu Lee Family Trust
Jonathan Mu
Deed
related
—
Mar 8, 2022
$989,000
Jonathan Mu
Michael J Benjamin
Grant Deed
$550,000 · The Bank Of East Asia (usa) NA
Jun 13, 2008
—
Benjamin-dawley 2008 Living
Dawley,carolyn
Quit Claim Deed
related
—
Aug 5, 2005
—
Carolyn Dawley
Dawley,dennis
Quit Claim Deed
related
—
—
—
David Thompson
—
Deed Of Trust
related
$130,000 · First Mountain Bank
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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