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Property profile & analytics
OFF-MARKET
Estimated value
$985,000
Auto shops
42159 Big Bear Blvd Big Bear Lake, CA 92315
Individually Owned
4-yr Hold
~
Est. High Equity
Property ID
US10-1459016
Property profile
Verified
Property type
Auto shops
Use group
AUTO REPAIR, GARAGE
Year built
1972
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
5,040 SF
Lot
0.21 ac (8,939 SF)
APN
2328-171-10-0000
UPID
US10-1459016
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
$1.26M
Blend (final)
Blend
$985k
Owner & transaction history
Cory Govoreau · 4 yrs held
Cory Govoreau
since 2022
Last sale
$950,000
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
$1,010,000
ML approach
$1,035,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$1,535,000
Current use
MEDICAL BUILDING
$1,460,000
Change: -5% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,355,000
Change: -12% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$1,345,000
Change: -12% · Conversion: Easy
WAREHOUSE, STORAGE
$1,285,000
Change: -16% · Conversion: Easy
Blend value · Realmo final
$985k
Range $887k – $1.08M · ±10% · vs last sale $950k (Apr 4 2022)
Last sale anchor
$950k
Apr 4 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
$195 / 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
$9,120
Tax year 2023
Assessed value
$821,812
Assessed 2024
Previous assessed
$805,698
+2.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$93,636
Assessed improvement
$728,176
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
Auto shops
Use group
AUTO REPAIR, GARAGE
Status
Off-Market
Year built
1972
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Stories
1
Units
3
Rooms
5
Bathrooms
2
Total area
5,040 SF
Lot
0.21 ac (8,939 SF)
APN
2328-171-10-0000
UPID
US10-1459016
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
AUTO REPAIR, GARAGE Current
Est. value
$1.5M
MEDICAL BUILDING
Est. value
$1.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.4M
INDUSTRIAL (GENERAL)
Est. value
$1.3M
WAREHOUSE, STORAGE
Est. value
$1.3M
AUTO REPAIR, GARAGE Current
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
INDUSTRIAL (GENERAL)
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
1972
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Stories
1
Units
3
Rooms
5
Bathrooms
2
Lot
0.21 ac
Current owner
From public records · entity-resolved
Cory Govoreau
Individual
Mailing address
1039 ROCKY MTN RD, BIG BEAR CITY, CA 92314-9373
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
18 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 15, 2024
—
Cory Govoreau
—
Deed
related
$300,000 · The Carla Stubblefield Revocable Trust
Apr 4, 2022
$950,000
Cory Govoreau
Steven P Thompson
Grant Deed
—
Apr 4, 2022
—
Cary Govoreau
Mindy Savonne Parto
Intrafamily Transfer
related
$749,900 · Steven P Thompson Trust
Sep 11, 2018
—
Thompson,teven P Trust
—
Trustees Deed
related
$147,000 · Peal Capital LLC
Apr 27, 2016
—
Thompson,steven P Trust
Thompson,steven P
Quit Claim Deed
related
—
Mar 15, 2011
$150,000
Gregory G Schick
Elliott,keith & Jessie
Grant Deed
—
Mar 15, 2011
—
Steven Thompson
Thompson,steven
Quit Claim Deed
related
—
Nov 5, 2008
—
Steven Thompson
Thompson,steven
Quit Claim Deed
related
—
Oct 30, 2008
$500,000
Steven Thompson
Linda Lee Ellish
Grant Deed
$500,000 · Pme Mortgage Fund INC
Oct 30, 2008
—
Krodell B C Family Trust
Schottmuller,diane
Grant Deed
related
—
Nov 16, 2006
—
Bernadine C Krodell
Mcfarland T L Living Trust
Grant Deed
—
Jul 29, 2005
—
Bernardine C Krodell
Krudell,arlene
Grant Deed
related
—
Jun 23, 2005
$40,000
Arlene Krodell
Schottmuller,thomas R
Grant Deed
$7,500 · Thomas R Schottmuller
Feb 8, 1994
—
Bernard Krodell
—
Deed Of Trust
related
—
May 3, 1993
—
Timo Mc Farland
—
Deed Of Trust
related
—
—
—
Steven Thompson
—
Deed Of Trust
related
$330,000 · O'brien Family Trust (pt)
—
—
Steven Thompson
—
Deed Of Trust
related
$11,007 · Pacific Mortgage Exchange INC Pacific Mortgage Exchange INC
—
—
Steven P Thompson
—
Deed Of Trust
related
$37,000 · Scott B Dennen
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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