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Property profile & analytics
OFF-MARKET
Estimated value
$2,825,000
Strip malls
54225 Cir Dr, Idyllwild, CA 92549
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US09-1213072
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
1991
Construction
WOOD
Total area
4,563 SF
Lot
0.71 ac (30,927 SF)
Zoning code
CPS
APN
563-313-006
UPID
US09-1213072
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
$2.97M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.83M
Owner & transaction history
Idyfort LLC · 2 yrs held
Idyfort LLC
since 2023
Last sale
$2.7M
7 recorded transactions
Zoning & alternative use
CPS · Idyllwild, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$4.7M
+18.9%
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 Idyllwild submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Idyllwild 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
$2,935,000
ML approach
$2,965,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$3,930,000
Current use
COMMERCIAL (GENERAL)
$4,670,000
Change: +19% · Conversion: Easy
Blend value · Realmo final
$2.83M
Range $2.54M – $3.11M · ±10% · vs last sale $2.70M (Dec 22 2023)
Last sale anchor
$2.70M
Dec 22 2023
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
$619 / 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
$30,380
Tax year 2024
Assessed value
$2,700,000
Assessed 2024
Previous assessed
$2,700,000
+0.0% YoY
Effective rate
1.13%
On assessed value
Assessed land
$425,000
Assessed improvement
$2,275,000
Applied tax rate
71.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Status
Off-Market
Year built
1991
Construction
WOOD
Heating
CENTRAL
Cooling
CENTRAL
Buildings
10
Stories
2
Units
10
Total area
4,563 SF
Lot
0.71 ac (30,927 SF)
Zoning code
CPS
APN
563-313-006
UPID
US09-1213072
Jurisdiction
RIVERSIDE
Zoning & alternative use
CPS · Idyllwild, CA
Zoning CPS · permitted uses
CPS · Idyllwild, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Idyllwild. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$3.9M
COMMERCIAL (GENERAL)
Est. value
$4.7M
NEIGHBORHOOD: SHOPPING CENTER Current
COMMERCIAL (GENERAL)
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
1991
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Stories
2
Buildings
10
Units
10
Lot
0.71 ac
Current owner
From public records · entity-resolved
Idyfort LLC
Entity
Mailing address
PO BOX 243, IDYLLWILD, CA 92549-0243
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
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 22, 2023
$2,700,000
Idyfort LLC
54225 North Circle LLC
Grant Deed
—
Jan 6, 2023
—
54225 North Circle LLC
—
Deed
related
$1,680,000 · Jt Homes LLC
Oct 18, 2017
$2,300,000
54225 North Circle LLC
Whitaker,paul
Grant Deed
—
Jan 2, 2015
—
Paul Whitaker
Whitaker,alicia
Quit Claim Deed
related
—
Jan 2, 2015
$1,000,000
Paul Whitaker
Krupp Richard N Trust
Grant Deed
$750,000 · Krupp Richard N Trust (pt)
Sep 11, 2001
—
Richard N Etal Krupp
Krupp,richard N
Quit Claim Deed
related
—
Nov 2, 1995
—
Richard N Krupp
Cntr,idyllwild
Quit Claim Deed
related
—
Oct 11, 1995
—
Richard N Krupp
Center Idyllwild,
Quit Claim Deed
related
—
Aug 21, 1991
—
Center Of Idyllw
—
Grant Deed
related
$150,000 · North County Bank
May 1, 1989
—
Glen W Bell
Bell Martha A
Quit Claim Deed
related
—
—
—
Center Of Idyllw
—
Deed Of Trust
related
$250,000 · Bell Glen W
—
—
Richard N Krupp
—
Deed Of Trust
related
$1,250,000 · North County 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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