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Property profile & analytics
OFF-MARKET
Estimated value
$515,000
Commercial land
10180 Riverford Rd, Lakeside, CA 92040-2740
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-0021902
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Year built
2000
Lot
0.88 ac (38,332 SF)
Zoning code
COMMERCIAL
APN
379-024-35-00
UPID
US10-0021902
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
$550k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$515k
Owner & transaction history
Rivermaster LLC · 1 yrs held
Rivermaster LLC
since 2025
Last sale
$510,000
7 recorded transactions
Zoning & alternative use
COMMERCIAL · Lakeside, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Lakeside submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lakeside 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
$490,000
ML approach
$550,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$515k
Range $464k – $567k · ±10% · vs last sale $510k (Aug 18 2023)
Last sale anchor
$510k
Aug 18 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
—
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
$14,067
Tax year 2024
Assessed value
$1,173,000
Assessed 2024
Previous assessed
$1,173,000
+0.0% YoY
Effective rate
1.20%
On assessed value
Assessed land
$1,173,000
Applied tax rate
82.0000
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
Commercial land
Use group
VACANT COMMERCIAL LAND
Status
Off-Market
Year built
2000
Heating
NONE
Bathrooms
2
Lot
0.88 ac (38,332 SF)
Zoning code
COMMERCIAL
APN
379-024-35-00
UPID
US10-0021902
Jurisdiction
SAN DIEGO
Zoning & alternative use
COMMERCIAL · Lakeside, CA
Zoning COMMERCIAL · permitted uses
COMMERCIAL · Lakeside, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Lakeside. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
2000
Heating
NONE
Bathrooms
2
Lot
0.88 ac
Current owner
From public records · entity-resolved
Rivermaster LLC
Entity
Mailing address
6125 WASHINGTON BLVD STE #300, CULVER CITY, CA 90232-7452
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
18 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 30, 2025
$2,300,000
Rivermaster LLC
United Funding Investments LLC
Grant Deed
—
Mar 27, 2025
—
Unitedfunding Investments LLC
Sunrise Equity Purchasers LLC
Quitclaim Deed
related
—
Dec 26, 2024
$10,000
Sunrise Equity Purchasers LLC
Bronx Investments LLC
Quitclaim Deed
related
—
Aug 18, 2023
$10,000
Bronx Investments LLC
Zoura Allen
Quit Claim Deed
related
—
Jun 8, 2023
$1,950,000
United Funding Investments LLC
Zoura Allen
Trustees Deed
related
—
Jan 4, 2022
—
Zoura Allen
—
Deed
related
$1,600,000 · United Funding Investments LLC
Sep 1, 2020
—
Zoura Allen
—
Deed
related
$1,300,000 · B2 Funding LLC
Dec 17, 2018
—
Zoura Family Trust
—
Deed
related
$650,000 · Wbl California LLC
Jan 23, 2018
—
Zoura Family Trust
—
Deed
related
$300,000 · Farhad Zaghi
Oct 27, 2009
—
Zoura Family Trust
Zoura,latif A
Quit Claim Deed
related
—
Jun 18, 2004
—
Latif A Zoura
Zoura,ikhlass
Quit Claim Deed
related
—
Jun 18, 2004
$510,000
Latif A Zoura
San Diego County (ca)
Grant Deed
$480,000 · San Diego County (ca)
Aug 14, 1998
—
Warne H Parker
County Of San Diego,
Quit Claim Deed
related
—
Sep 26, 1996
—
County Of San Diego
Hansen,lillian D
Grant Deed
related
—
Jul 26, 1995
—
Lillian D Hansen
Parker,warner H Etal
Quit Claim Deed
related
—
—
—
Zoura Family Trust
—
Deed Of Trust
related
$650,000 · Wbl California LLC
—
—
Zoura Family Trust
—
Deed Of Trust
related
$350,000 · Loan Co Of San Diego
—
—
Zoura Family Trust
—
Deed Of Trust
related
$300,000 · Farhad Zaghi
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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