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Property profile & analytics
OFF-MARKET
Estimated value
$620,000
Retail space
42825 Big Bear Blvd Big Bear Lake, CA 92315
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US10-1476094
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2006
Construction
WOOD
Total area
2,272 SF
Lot
14.33 ac (624,214 SF)
APN
0311-461-08-0000
UPID
US10-1476094
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
$430k
CAP Approach
CAP
$500k
Comparable Approach
Comparable
$808k
Blend (final)
Blend
$620k
Owner & transaction history
New Cingular Wireless Pcs LLC · 3 yrs held
New Cingular Wireless Pcs LLC
since 2023
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$990,000
+95.7%
Commercial (general)
$780,000
+54.8%
Auto repair, garage
$690,000
+37.0%
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
$430,000
CAP Approach
CAP Return
Estimation
6%
$545,000
6.5%
$500,000
7%
$465,000
Alternative Use
Use
Estimation
RETAIL STORES
$505,000
Current use
OFFICE BUILDING
$990,000
Change: +96% · Conversion: Easy
COMMERCIAL (GENERAL)
$780,000
Change: +55% · Conversion: Easy
AUTO REPAIR, GARAGE
$690,000
Change: +37% · Conversion: Difficult
MEDICAL BUILDING
$655,000
Change: +30% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$610,000
Change: +21% · Conversion: Moderate
WAREHOUSE, STORAGE
$580,000
Change: +15% · Conversion: Difficult
Blend value · Realmo final
$620k
Range $558k – $682k · ±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
$273 / 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
$40,001
Tax year 2023
Assessed value
$3,757,046
Assessed 2024
Previous assessed
$3,683,378
+2.0% YoY
Effective rate
1.06%
On assessed value
Assessed land
$1,706,089
Assessed improvement
$2,050,957
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
2006
Construction
WOOD
Heating
NONE
Buildings
2
Units
1
Total area
2,272 SF
Lot
14.33 ac (624,214 SF)
APN
0311-461-08-0000
UPID
US10-1476094
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
$505,000
OFFICE BUILDING
Est. value
$990,000
COMMERCIAL (GENERAL)
Est. value
$780,000
AUTO REPAIR, GARAGE
Est. value
$690,000
MEDICAL BUILDING
Est. value
$655,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$610,000
WAREHOUSE, STORAGE
Est. value
$580,000
RETAIL STORES Current
OFFICE BUILDING
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
2006
Construction
WOOD
Heating
NONE
Buildings
2
Units
1
Lot
14.33 ac
Current owner
From public records · entity-resolved
New Cingular Wireless Pcs LLC
Entity
Mailing address
1025 PO BOX 2893RD BLVD, BIG BEAR LAKE, CA 92315-2893
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
22 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 19, 2023
—
New Cingular Wireless Pcs LLC
Snow Play INC
Assignment Of Lease (leasehold Sale)
—
May 31, 2019
—
Snow Play INC
Snow Play LLC
Grant Deed
$2,045,000 · First Foundation Bank
Sep 26, 2003
—
Bruce Voigt
Voigt,kim
Quit Claim Deed
related
—
Sep 26, 2003
$589,000
Play Snow
Big Bear Associates
Grant Deed
$800,000 · First Mountain Bank
Nov 27, 2002
$210,000
Bruce Voigt
Mortgage & General Investment
Grant Deed
—
Jun 12, 2002
$500
Pacific Mortgage Exchange INC
Anderson,kenneth C
Grant Deed
related
—
May 23, 2002
$155,000
Kenneth C Anderson
Andre J Peron Estate
Grant Deed
—
Dec 30, 1999
$15,000
Kenneth C Anderson
Heimowitz Trust
Grant Deed
—
Sep 18, 1998
$7,000
Layman Financial Services INC
Layman Financial Investors #2
Grant Deed
related
—
Oct 16, 1997
$4,818
Peron,andre
Berg,christian
Trustees Deed
—
Oct 16, 1997
$102,954
Moore Trust
Lefton,murray & Sylvia
Trustees Deed
—
Apr 5, 1996
$20,000
Peron,andre
Green,frank & Annie
Trustees Deed
—
Apr 5, 1996
$38,500
Tom Moore Trustee
Springborg Unified Credit Trus
Trustees Deed
—
Apr 5, 1996
$7,500
Tom Moore Trustee
Mcquoid,m R
Trustees Deed
—
Apr 5, 1996
$10,000
Berg,christian
C F Nielsen INC
Trustees Deed
—
Apr 18, 1995
$14,000
Peron,andre
Liebman,henry & Clara M
Trustees Deed
—
Apr 18, 1995
$16,500
Andre Peron
Heller Trust
Grant Deed
—
Apr 18, 1995
$3,500
Fred H Wynbrandt
Morabito,marilyn
Grant Deed
—
Jun 22, 1994
—
Andre Peron
Peron,andre
Quit Claim Deed
related
—
—
—
Mortgage & General Investment
—
Deed Of Trust
related
$156,750 · Pme Mortgage Fund INC
—
—
Snow Play LLC
—
Deed Of Trust
related
$1,500,000 · First Mountain Bank
—
—
Snow Play LLC
—
Deed Of Trust
related
$986,676 · 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.
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