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Property profile & analytics
OFF-MARKET
Estimated value
$575,000
Investment properties
7025 Cuddy Vly Rd Frazier Park, CA 93225-9455
Individually Owned
5-yr Hold
Free & Clear
Property ID
US09-2643140
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1957
Construction
WOOD
Total area
2,510 SF
Lot
0.25 ac (10,890 SF)
APN
250-111-10-00-1
UPID
US09-2643140
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
-
Rotary Films Film Production Television Studio
-
Los Padres Kung Fu San Soo High School
-
Hill Top Registration Service Department Of Motor Vehicles Driver And Vehicle Licensing Agency
-
Lake of the Woods Mutual Water Water Utility Company
-
Krista Mutual Water Co Water Utility Company
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$755k
CAP Approach
CAP
$365k
Comparable Approach
Comparable
$438k
Blend (final)
Blend
$575k
Owner & transaction history
Hrayr Abelyan · 5 yrs held
Hrayr Abelyan
since 2021
Last sale
$600,000
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$865,000
+190.7%
Medical building
$530,000
+77.6%
Office building
$485,000
+63.2%
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 Frazier Park submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Frazier Park 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
$750,000
ML approach
$755,000
CAP Approach
CAP Return
Estimation
6%
$395,000
6.5%
$365,000
7%
$340,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$865,000
Change: +191% · Conversion: Difficult
MEDICAL BUILDING
$530,000
Change: +78% · Conversion: Easy
OFFICE BUILDING
$485,000
Change: +63% · Conversion: Easy
AUTO REPAIR, GARAGE
$350,000
Change: +17% · Conversion: Difficult
Blend value · Realmo final
$575k
Range $518k – $633k · ±10% · vs last sale $600k (Mar 4 2021)
Last sale anchor
$600k
Mar 4 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
$229 / 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
$2,883
Tax year 2023
Assessed value
$252,831
Assessed 2023
Previous assessed
$252,831
+0.0% YoY
Effective rate
1.14%
On assessed value
Assessed land
$36,433
Assessed improvement
$216,398
Applied tax rate
84.0000
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
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
Off-Market
Year built
1957
Construction
WOOD
Heating
YES
Cooling
YES
Stories
1
Units
3
Total area
2,510 SF
Lot
0.25 ac (10,890 SF)
APN
250-111-10-00-1
UPID
US09-2643140
Jurisdiction
KERN
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
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$865,000
MEDICAL BUILDING
Est. value
$530,000
OFFICE BUILDING
Est. value
$485,000
AUTO REPAIR, GARAGE
Est. value
$350,000
NEIGHBORHOOD: SHOPPING CENTER
MEDICAL BUILDING
OFFICE BUILDING
AUTO REPAIR, GARAGE
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
1957
Construction
WOOD
Heating
YES
Cooling
Yes
Stories
1
Units
3
Lot
0.25 ac
Current owner
From public records · entity-resolved
Hrayr Abelyan
Individual
Free & Clear · 5 yrs held
Mailing address
7025 CUDDY VLY RDD, FRAZIER PARK, CA 93225-9455
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 4, 2021
—
Hrayr Abelyan
Hrayr Abelyan
Intrafamily Transfer
related
—
Jul 16, 2019
—
Abelyan & Malakian Trust
Abelyan,hrayr
Quit Claim Deed
—
Aug 3, 2016
—
Malakian,e A Living Trust
Abelyan,vahram H
Grant Deed
related
—
Jul 18, 2016
—
Malakian,e A Living Trust
Abelyan,vahram H
Quit Claim Deed
—
Jul 8, 2016
$600,000
Vahram H Abelyan
Gustafson,paul B & Diane J
Grant Deed
$540,000 · Paul B & Diane J Gustafson
Dec 31, 1977
—
Paul B Gustafson
—
Grant 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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