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    Perris Land Assemblage Opportunity Title is generated by Realmo AI

    21105 Webster Avenue, Perris, CA 92570

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    Claim this Listing
    For Sale
    $4,145,610

    Commercial Sale - Perris, CA

    Property size:
    1,040 SF
    Price / SF:
    $3,986/SF
    Added:
    Aug 11, 2025
    Days on Market:
    300
    Last Refresh:
    Jun 6 at 12:06 am

    Property Features for 21105 Webster Avenue

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Standard status
    Active
    APN
    322240018
    Size
    1,040 SF

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Joe McGowan
    Joe McGowan

    Listing agent Joe McGowan License #01717051

    Listing office Berkshire Hathaway HomeServices California Properties 39028 Winchester Rd, Suite 101, Yorba Linda, CA

    Listing date Aug 11, 2025

    MLS# SW25181435 Listing URL

    Copyright © 2026 California Regional Multiple Listing Service, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Potential for Commercial/Industrial Zoning: Application submitted to Riverside County for zoning change, offering significant investment opportunity.
    • Part of a Larger Assemblage: Offered as part of a 19.07‑acre assemblage, increasing development potential.
    • Strategic Location: Situated in Perris, CA, benefiting from excellent accessibility and visibility.
    • Ample Space: 3.07 +/- acres provides ample space for various development purposes.
    • Essential Utilities: Equipped with water and electricity connections for seamless development.
    • Proximity to Transportation: Conveniently located near Interstate 215, providing easy access to surrounding areas.

    Overview

    This approximately 3.07-acre property is offered as part of an assemblage of four parcels, totaling approximately 19.07 acres. The sale is contingent on a successful zoning/foundation change. An application for a zoning/foundation change to commercial/industrial use has already been submitted to the County of Riverside. The property is located in the rapidly growing unincorporated area of Perris, CA. The manufactured home has been removed, and the property is ready to be developed. Upon approval of the zoning/foundation change, this property would offer excellent accessibility and visibility, making it an ideal location for a variety of commercial and industrial enterprises. The expansive lot offers ample space for development, whether for manufacturing, warehousing, retail, or mixed-use purposes. The property is equipped with essential utilities, including water and electricity connections. Perris is experiencing significant economic growth, with increasing demand for commercial and industrial spaces. The location is near major transportation routes, including Interstate 215, providing easy access to surrounding cities and markets. The property has frontage on Webster Avenue.
    Property Profile Location Intelligence

    Current Use by Public Records

    Commercial land

    Suggested Use

    Restaurant Real Estate Agency Building Supply Spa & Massage Center Dental Office Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon Gym & Fitness Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Perris
    County
    Riverside
    State
    California
    Longitude
    -117.244695
    Latitude
    33.814234

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    FAQs

    What type of property is this?
    Commercial land - 3.07 acre Perris property with commercial/industrial zoning change potential.
    Where is this commercial land located?
    The property is located at 21105 Webster Avenue Perris, CA.
    What is the asking price?
    The asking price for this property is $4,145,610.
    What are key features of this property?
    This property features: Potential for Commercial/Industrial Zoning: Application submitted to Riverside County for zoning change, offering significant investment opportunity.; Part of a Larger Assemblage: Offered as part of a 19.07‑acre assemblage, increasing development potential.; Strategic Location: Situated in Perris, CA, benefiting from excellent accessibility and visibility.
    (951) 805-0805
    We can help!
    Listing Contact
    Joe McGowan
    Joe McGowan
    Real Estate License ID: 01717051
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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