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Property profile & analytics
OFF-MARKET
Estimated value
$10,195,000
Grocery and convenience stores
580 Virginia Way Barstow, CA 92311-3974
Entity Owned
17-yr Hold
Free & Clear
Property ID
US10-0985743
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
1994
Construction
TILT-UP CONCRETE
Total area
52,758 SF
Lot
7.18 ac (312,760 SF)
APN
0183-231-26-0000
UPID
US10-0985743
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
-
Redbox Cinema (Bike/Boat/Book/etc) Store
-
Cardtronics ATM Atm
-
Primo Water Refill Big Box & Wholesale Store
-
Coinstar Kiosk | Bitcoin ATM Atm Currency Exchange Service
-
Food 4 Less Grocery & Convenience Store Food Market
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$11.64M
Comparable Approach
Comparable
$8.77M
Blend (final)
Blend
$10.20M
Owner & transaction history
Tvl Properties LLC · 17 yrs held
Tvl Properties LLC
since 2008
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$16.1M
+37.0%
Medical building
$15.3M
+30.2%
Neighborhood: shopping center
$14.2M
+21.2%
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 Barstow submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Barstow 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%
$12,605,000
6.5%
$11,635,000
7%
$10,805,000
Alternative Use
Use
Estimation
RETAIL STORES
$11,720,000
Current use
AUTO REPAIR, GARAGE
$16,065,000
Change: +37% · Conversion: Difficult
MEDICAL BUILDING
$15,265,000
Change: +30% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$14,200,000
Change: +21% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$14,075,000
Change: +20% · Conversion: Difficult
WAREHOUSE, STORAGE
$13,445,000
Change: +15% · Conversion: Difficult
Blend value · Realmo final
$10.20M
Range $9.18M – $11.21M · ±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
$193 / 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
$127,582
Tax year 2023
Assessed value
$10,605,136
Assessed 2024
Previous assessed
$10,397,192
+2.0% YoY
Effective rate
1.20%
On assessed value
Assessed land
$3,156,289
Assessed improvement
$7,448,847
Applied tax rate
9.0000
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
1994
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
2
Stories
2
Units
1
Total area
52,758 SF
Lot
7.18 ac (312,760 SF)
APN
0183-231-26-0000
UPID
US10-0985743
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
$11.7M
AUTO REPAIR, GARAGE
Est. value
$16.1M
MEDICAL BUILDING
Est. value
$15.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$14.2M
INDUSTRIAL (GENERAL)
Est. value
$14.1M
WAREHOUSE, STORAGE
Est. value
$13.4M
RETAIL STORES Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
INDUSTRIAL (GENERAL)
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
1994
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
2
Buildings
2
Units
1
Lot
7.18 ac
Current owner
From public records · entity-resolved
Tvl Properties LLC
Entity
Free & Clear · 17 yrs held
Mailing address
PO BOX 1299, LAKE FOREST, CA 92609-1299
Ownership since
2008
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 24, 2008
$8,400,000
Tvl Properties LLC
Barstow Road Capital
Grant Deed
—
May 9, 2008
—
Barstow Road Capital LLC
Barstow Capital LLC
Quit Claim Deed
related
—
Feb 19, 2003
—
Barstow Capital LLC
Awt Family LP
Grant Deed
related
—
May 1, 1998
—
Awt Family Limit
—
Deed Of Trust
related
—
Jun 29, 1994
—
Road Cen Barstow
—
Deed Of Trust
related
—
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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