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Property profile & analytics
OFF-MARKET
Estimated value
$17,420,000
Strip malls
Temecula, CA 92591
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-4496391
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
2005
Construction
WOOD
Total area
20,000 SF
Lot
1.02 ac (44,431 SF)
Zoning code
CC
APN
921-830-014
UPID
US09-4496391
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$17.42M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$17.42M
Owner & transaction history
Bel Villaggio LLC · 1 yrs held
Bel Villaggio LLC
since 2024
Last sale
$17.4M
7 recorded transactions
Zoning & alternative use
CC · Temecula, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$20.5M
+18.9%
Apartment house (5+ units)
$19.8M
+15.0%
Retail stores
$17.8M
+3.2%
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 Temecula submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Temecula 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
$17,420,000
ML approach
$17,420,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$17,215,000
Current use
COMMERCIAL (GENERAL)
$20,475,000
Change: +19% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$19,795,000
Change: +15% · Conversion: Difficult
RETAIL STORES
$17,760,000
Change: +3% · Conversion: Easy
Blend value · Realmo final
$17.42M
Range $15.68M – $19.16M · ±10% · vs last sale $17.42M (Nov 5 2024)
Last sale anchor
$17.42M
Nov 5 2024
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
$871 / 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
$37,029
Tax year 2024
Assessed value
$3,345,268
Assessed 2024
Previous assessed
$3,345,268
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$664,764
Assessed improvement
$2,680,504
Applied tax rate
13.0000
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
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Status
Off-Market
Year built
2005
Construction
WOOD
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Total area
20,000 SF
Lot
1.02 ac (44,431 SF)
Zoning code
CC
APN
921-830-014
UPID
US09-4496391
Jurisdiction
RIVERSIDE
Zoning & alternative use
CC · Temecula, CA
Zoning CC · permitted uses
CC · Temecula, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Temecula. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$17.2M
COMMERCIAL (GENERAL)
Est. value
$20.5M
APARTMENT HOUSE (5+ UNITS)
Est. value
$19.8M
RETAIL STORES
Est. value
$17.8M
NEIGHBORHOOD: SHOPPING CENTER Current
COMMERCIAL (GENERAL)
APARTMENT HOUSE (5+ UNITS)
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
2005
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Stories
1
Lot
1.02 ac
Current owner
From public records · entity-resolved
Bel Villaggio LLC
Entity
Mailing address
520 NEWPORT CTR DR STE #480, NEWPORT BEACH, CA 92660-7034
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 5, 2024
$17,418,000
Bel Villaggio LLC
Poincare Group LLC
Deed
$16,162 · Wilmington Trust NA
Feb 10, 2020
—
Poincare Group LLC
—
Deed
related
$16,965,000 · Lmf Commercial LLC
Dec 27, 2019
$26,100,000
Poincare Group LLC
Temecula Real Estates Hol Pfp
Trustees Deed
$16,740,000 · Nano Banc
Dec 29, 2017
—
Pfp Temecula Real Estate Holdi
—
Grant Deed
related
$12,700,000 · Bofi Fed'l Bk
Oct 31, 2016
—
Pfp Temecula Real Estate Hldgs
—
Deed
related
$13,525,000 · Regents Bk
Sep 17, 2013
$5,700,000
Temecula Real Estate Holdi Pfp
Mlcfc 2006-3 Bel Villaggio Ph
Grant Deed
—
Mar 4, 2013
$5,160,000
Mlcfc 2006-3 Bel Villaggio-pha
Beacon Default Management
Trustees Deed
—
Dec 2, 2005
—
Wga Bel Villaggio III LP
Bel Villaggio LLC
Grant Deed
$7,600,000 · First Horizon Home Loan Corp
Jun 8, 2005
—
Bel Villaggio LLC
—
Trustees Deed
related
$6,400,000 · Commercial Bank Of California
—
—
Temecula Real Estate Holdi Pfp
—
Deed Of Trust
related
$4,255,000 · A10 Capital LLC
—
—
Wga Bel Villaggio III
—
Deed Of Trust
related
$7,590,000 · Merrill Lynch Mortgage Lending
—
—
Pfp Temecula Real Estate Hldgs
—
Deed Of Trust
related
$13,525,000 · Regents Bk
—
—
Poincare Group LLC
—
Deed Of Trust
related
$16,965,000 · Lmf Commercial LLC
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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