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Property profile & analytics
OFF-MARKET
Estimated value
$3,660,000
Manufacturing properties
580 3rd St Lake Elsinore, CA 92530-2753
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-3103930
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1990
Construction
TILT-UP CONCRETE
Total area
18,522 SF
Lot
1.01 ac (43,995 SF)
APN
377-430-038
UPID
US10-3103930
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
-
Supreme Boxer Boxing Club Gym & Fitness Center Sports School
-
Delta Services Auto Repair Shop
-
AD Electronics Assembly, Inc. Industrial Manufacturer Production Facility
-
Paco's Metal Finishing Business To Business Service
-
Off-Grid RV Electrical Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.66M
CAP Approach
CAP
$2.34M
Comparable Approach
Comparable
$4.42M
Blend (final)
Blend
$3.66M
Owner & transaction history
Pepper Lane La Clenega LLC · 4 yrs held
Pepper Lane La Clenega LLC
since 2021
Last sale
$3.7M
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$5.5M
+64.0%
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 Lake Elsinore submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lake Elsinore 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
$4,510,000
ML approach
$4,655,000
CAP Approach
CAP Return
Estimation
6%
$2,535,000
6.5%
$2,340,000
7%
$2,175,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$3,360,000
Current use
RETAIL STORES
$5,515,000
Change: +64% · Conversion: Moderate
Blend value · Realmo final
$3.66M
Range $3.29M – $4.03M · ±10% · vs last sale $3.68M (Oct 20 2021)
Last sale anchor
$3.68M
Oct 20 2021
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
$198 / 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
$39,784
Tax year 2024
Assessed value
$3,823,470
Assessed 2024
Previous assessed
$3,823,470
+0.0% YoY
Effective rate
1.04%
On assessed value
Assessed land
$1,040,400
Assessed improvement
$2,783,070
Applied tax rate
5.0000
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1990
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
18,522 SF
Lot
1.01 ac (43,995 SF)
APN
377-430-038
UPID
US10-3103930
Jurisdiction
RIVERSIDE
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
INDUSTRIAL (GENERAL) Current
Est. value
$3.4M
RETAIL STORES
Est. value
$5.5M
INDUSTRIAL (GENERAL) Current
RETAIL STORES
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
1990
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
1.01 ac
Current owner
From public records · entity-resolved
Pepper Lane La Clenega LLC
Entity
Mailing address
15729 LOS GATOS BLVD STE #200, LOS GATOS, CA 95032-2555
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 20, 2021
$3,675,000
Pepper Lane La Clenega LLC
Global Group Investments LLC
Grant Deed
—
Oct 23, 2017
—
Global Group Investments LLC
—
Deed
related
$885,000 · Sunwest Bank
Oct 2, 2007
$2,050,000
Global Group Investments LLC
Michael E Coleman
Grant Deed
$1,332,500 · Wells Fargo Bank NA
Jan 20, 2000
—
Michael E Coleman
Riutcel,james A Etux
Grant Deed
related
—
—
—
Michael E Coleman
—
Deed Of Trust
related
$650,000 · First Pacific Bank California
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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