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Property profile & analytics
OFF-MARKET
Estimated value
$1,150,000
Retail space
5500 Lk Isabella Blvd Lake Isabella, CA 93240
Individually Owned
13-yr Hold
~
Est. High Equity
Property ID
US09-2904458
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1988
Construction
WOOD
Total area
7,801 SF
Lot
1.03 ac (44,866 SF)
Zoning code
C-2
APN
485-042-37-00-9
UPID
US09-2904458
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
Current use
Occupant on record · Public records
-
Family Dollar Discount Store
-
O'Reilly Auto Parts Auto Parts Store
-
Crockett Pet Store (Bike/Boat/Book/etc) Store Pet Store
-
FedEx Drop Box Postal Service Courier Service
-
Bethany and Company Hair Salon
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.19M
Comparable Approach
Comparable
$1.48M
Blend (final)
Blend
$1.15M
Owner & transaction history
John G Waterbury · 13 yrs held
John G Waterbury
since 2012
3 recorded transactions
Zoning & alternative use
C-2 · Lake Isabella, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$1.6M
+67.5%
Office building
$1.5M
+54.0%
Apartment house (5+ units)
$1.2M
+18.5%
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 Lake Isabella submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lake Isabella 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
by Request
CAP Approach
CAP Return
Estimation
6%
$1,285,000
6.5%
$1,185,000
7%
$1,100,000
Alternative Use
Use
Estimation
RETAIL STORES
$980,000
Current use
MEDICAL BUILDING
$1,645,000
Change: +68% · Conversion: Difficult
OFFICE BUILDING
$1,510,000
Change: +54% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$1,165,000
Change: +18% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,080,000
Change: +10% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$990,000
Change: +1% · Conversion: Difficult
Blend value · Realmo final
$1.15M
Range $1.04M – $1.27M · ±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
$147 / 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
$9,367
Tax year 2023
Assessed value
$826,150
Assessed 2023
Previous assessed
$826,150
+0.0% YoY
Effective rate
1.13%
On assessed value
Assessed land
$106,519
Assessed improvement
$719,631
Applied tax rate
82.0000
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
1988
Construction
WOOD
Heating
YES
Cooling
YES
Stories
1
Total area
7,801 SF
Lot
1.03 ac (44,866 SF)
Zoning code
C-2
APN
485-042-37-00-9
UPID
US09-2904458
Jurisdiction
KERN
Zoning & alternative use
C-2 · Lake Isabella, CAZoning C-2 · permitted uses
C-2 · Lake Isabella, CA
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
$980,000
MEDICAL BUILDING
Est. value
$1.6M
OFFICE BUILDING
Est. value
$1.5M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.2M
AUTO REPAIR, GARAGE
Est. value
$1.1M
INDUSTRIAL (GENERAL)
Est. value
$990,000
RETAIL STORES Current
MEDICAL BUILDING
OFFICE BUILDING
APARTMENT HOUSE (5+ UNITS)
AUTO REPAIR, GARAGE
INDUSTRIAL (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
1988
Construction
WOOD
Heating
YES
Cooling
Yes
Stories
1
Lot
1.03 ac
Current owner
From public records · entity-resolved
John G Waterbury
Individual
Mailing address
2940 WESTWOOD BLVD FL #2, LOS ANGELES, CA 90064-4134
Ownership since
2012
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 7, 2020
—
6075 79 LLC
—
Deed
related
$416,000 · Boston Private Bank & Trust Company
Nov 16, 2012
$215,000
John G Waterbury
Kern Valley Plaza Partners LP
Grant Deed
—
Jul 5, 2011
—
Valley Plaza Partners LP Kern
—
Deed Of Trust
related
$7,000,000 · Wells Fargo 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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