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Property profile & analytics
OFF-MARKET
Estimated value
$13,010,000
Retail space
698 Beaumont Ave, Beaumont, CA 92223
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US10-3268189
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1962
Construction
TILT-UP CONCRETE
Total area
9,118 SF
Lot
0.42 ac (18,295 SF)
Zoning code
C2
APN
418-074-001
UPID
US10-3268189
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
-
EcoShield Roofing and Gutters Construction Company
-
Jacobson Garage Door Repair Building Supply General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$10.63M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$13.01M
Owner & transaction history
Starlite Mgmt Viii LP
Starlite Mgmt Viii LP
since 2025
Last sale
$13.6M
6 recorded transactions
Zoning & alternative use
C2 · Beaumont, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$9.3M
+114.0%
Neighborhood: shopping center
$7.9M
+80.0%
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 Beaumont submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Beaumont 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
$14,310,000
ML approach
$10,630,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$9,335,000
Change: +114% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$7,850,000
Change: +80% · Conversion: Moderate
Blend value · Realmo final
$13.01M
Range $11.71M – $14.31M · ±10% · vs last sale $13.55M (Sep 25 2023)
Last sale anchor
$13.55M
Sep 25 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
$1,427 / 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
$14,865
Tax year 2024
Assessed value
$1,140,000
Assessed 2024
Previous assessed
$1,140,000
+0.0% YoY
Effective rate
1.30%
On assessed value
Assessed land
$240,000
Assessed improvement
$900,000
Applied tax rate
2.0000
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
1962
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
9,118 SF
Lot
0.42 ac (18,295 SF)
Zoning code
C2
APN
418-074-001
UPID
US10-3268189
Jurisdiction
RIVERSIDE
Zoning & alternative use
C2 · Beaumont, CA
Zoning C2 · permitted uses
C2 · Beaumont, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Beaumont. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$9.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$7.9M
COMMERCIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
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
1962
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.42 ac
Current owner
From public records · entity-resolved
Starlite Mgmt Viii LP
Entity
Mailing address
2234 E COLORADO BLVD, PASADENA, CA 91107-3608
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
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 8, 2025
—
Starlite Mgmt Viii LP
Golden Opportunity No 17 LP
Grant Deed
$3,184,400 · East West Bank
Sep 25, 2023
$13,550,000
Golden Opportunity No 17 LP
Beaumont 878 LLC
Grant Deed
$13,550,000 · Western Alliance Bank
Dec 16, 2020
—
Beaumont 878 LLC
Ophira S Lenhert
Quit Claim Deed
related
—
Jun 3, 2020
—
Ophira S Lenhert
Lakritz Family Partnership LP
Quit Claim Deed
related
—
Feb 11, 2004
$500,000
Ptshp Lakritz
Hayes,tr
Grant Deed
$350,000 · Hayes Trust
Oct 8, 1998
—
James L Etal Hayes
Hayes,james L Etux
Quit Claim Deed
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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