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Property profile & analytics
OFF-MARKET
Estimated value
$2,215,000
Commercial land
10190 Riverford Rd, Lakeside, CA 92040-2740
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6888700
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Lot
0.64 ac (27,878 SF)
Zoning code
COMMERCIAL
APN
379-024-17-00
UPID
US09-6888700
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
$2.18M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.22M
Owner & transaction history
Rivermaster LLC · 1 yrs held
Rivermaster LLC
since 2025
Last sale
$2.3M
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
$2,080,000
ML approach
$2,180,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$2.22M
Range $1.99M – $2.44M · ±10% · vs last sale $2.30M (May 30 2025)
Last sale anchor
$2.30M
May 30 2025
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
$10,251
Tax year 2024
Assessed value
$853,740
Assessed 2024
Previous assessed
$853,740
+0.0% YoY
Effective rate
1.20%
On assessed value
Assessed land
$853,740
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
Heating
NONE
Lot
0.64 ac (27,878 SF)
Zoning code
COMMERCIAL
APN
379-024-17-00
UPID
US09-6888700
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
Heating
NONE
Lot
0.64 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
15 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
$1,375,000 · First-citizens Bank & Trust Company
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
Quit Claim Deed
related
—
Aug 5, 2005
$625,000
Latif Zoura
Cantrell,robert M & Leslie A
Grant Deed
—
Aug 5, 2005
—
Latif Zoura
Zoura,ikhlass
Quit Claim Deed
related
—
Jul 30, 2004
$409,000
Cantell,tr
Jarecki,tr
Grant Deed
$210,000 · Discovery Bank
—
—
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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