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Property profile & analytics
OFF-MARKET
Estimated value
$770,000
Retail space
54425 Cir Dr, Idyllwild, CA 92549
Entity Owned
1-yr Hold
Free & Clear
Property ID
US09-2104771
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1945
Construction
WOOD
Total area
2,465 SF
Lot
0.46 ac (20,037 SF)
Zoning code
CP
APN
563-283-003
UPID
US09-2104771
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
$770k
CAP Approach
CAP
$545k
Comparable Approach
Comparable
$999k
Blend (final)
Blend
$770k
Owner & transaction history
Gioeli Family Enterprises LLC · 1 yrs held
Gioeli Family Enterprises LLC
since 2024
Last sale
$770,000
6 recorded transactions
Zoning & alternative use
CP · Idyllwild, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.1M
+30.5%
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
$770,000
ML approach
$770,000
CAP Approach
CAP Return
Estimation
6%
$590,000
6.5%
$545,000
7%
$505,000
Alternative Use
Use
Estimation
RETAIL STORES
$815,000
Current use
AUTO REPAIR, GARAGE
$1,065,000
Change: +30% · Conversion: Difficult
WAREHOUSE, STORAGE
$730,000
Change: -11% · Conversion: Difficult
MEDICAL BUILDING
$675,000
Change: -17% · Conversion: Difficult
OFFICE BUILDING
$670,000
Change: -18% · Conversion: Easy
Blend value · Realmo final
$770k
Range $693k – $847k · ±10% · vs last sale $770k (Oct 2 2024)
Last sale anchor
$770k
Oct 2 2024
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
$312 / 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
$7,777
Tax year 2024
Assessed value
$686,664
Assessed 2024
Previous assessed
$686,664
+0.0% YoY
Effective rate
1.13%
On assessed value
Assessed land
$208,080
Assessed improvement
$478,584
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1945
Construction
WOOD
Heating
CENTRAL
Cooling
CENTRAL
Buildings
2
Stories
1
Units
4
Total area
2,465 SF
Lot
0.46 ac (20,037 SF)
Zoning code
CP
APN
563-283-003
UPID
US09-2104771
Jurisdiction
RIVERSIDE
Zoning & alternative use
CP · Idyllwild, CA
Zoning CP · permitted uses
CP · 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
RETAIL STORES Current
Est. value
$815,000
AUTO REPAIR, GARAGE
Est. value
$1.1M
WAREHOUSE, STORAGE
Est. value
$730,000
MEDICAL BUILDING
Est. value
$675,000
OFFICE BUILDING
Est. value
$670,000
RETAIL STORES Current
AUTO REPAIR, GARAGE
WAREHOUSE, STORAGE
MEDICAL BUILDING
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
1945
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Stories
1
Buildings
2
Units
4
Lot
0.46 ac
Current owner
From public records · entity-resolved
Gioeli Family Enterprises LLC
Entity
Free & Clear · 1 yrs held
Mailing address
602 N PO BOX 878TH ST APT A, IDYLLWILD, CA 92549-0878
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 2, 2024
$770,000
Gioeli Family Enterprises LLC
Intents And Purposes LLC
Grant Deed
—
Apr 5, 2024
$733,000
Intents And Purposes LLC
Thomasedward LLC
Grant Deed
$730,000 · Westport Mayo LLC
Oct 1, 2021
$660,000
Thomasedward LLC
Lance R Heck
Grant Deed
$594,000 · Lance R Heck Etux
Aug 31, 2001
$390,000
Lance R Heck
Mountain Investors
Grant Deed
$240,000 · Kanning Trust
—
—
Investors Mountain
—
Deed Of Trust
related
$267,000 · Hemet Federal Savings & Loan
—
—
Investo Mountain
—
Deed Of Trust
related
$15,000 · Kinnan Mildred
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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