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Property profile & analytics
OFF-MARKET
Estimated value
$1,005,000
Commercial land
1101 1st St, Beaumont, CA 92223
Individually Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-0185857
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Year built
1930
Total area
884 SF
Lot
4.81 ac (209,523 SF)
Zoning code
RA
APN
418-341-009
UPID
US09-0185857
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
$1.09M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.01M
Owner & transaction history
Larry Aguilera · 1 yrs held
Larry Aguilera
since 2025
Last sale
$950,000
7 recorded transactions
Zoning & alternative use
RA · Beaumont, 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 Beaumont submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Beaumont 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
$1,035,000
ML approach
$1,090,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$905,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$760,000
Change: -16% · Conversion: Difficult
Blend value · Realmo final
$1.01M
Range $905k – $1.11M · ±10% · vs last sale $950k (Jun 30 2023)
Last sale anchor
$950k
Jun 30 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
$1,137 / 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
$19,376
Tax year 2024
Assessed value
$1,489,200
Assessed 2024
Previous assessed
$1,489,200
+0.0% YoY
Effective rate
1.30%
On assessed value
Assessed land
$1,489,200
Applied tax rate
2.0000
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
1930
Heating
NONE
Cooling
NONE
Stories
1
Bathrooms
1
Total area
884 SF
Lot
4.81 ac (209,523 SF)
Zoning code
RA
APN
418-341-009
UPID
US09-0185857
Jurisdiction
RIVERSIDE
Zoning & alternative use
RA · Beaumont, CA
Zoning RA · permitted uses
RA · Beaumont, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Beaumont. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$905,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$760,000
COMMERCIAL (GENERAL) Current
NEIGHBORHOOD: SHOPPING CENTER
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
1930
Heating
NONE
Cooling
Yes
Stories
1
Bathrooms
1
Lot
4.81 ac
Current owner
From public records · entity-resolved
Larry Aguilera
Individual
Mailing address
1683 LEWIS CRK, BEAUMONT, CA 92223-7333
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
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 31, 2025
$1,050,000
Larry Aguilera
Jay Diamond Stanton
Grant Deed
—
Jun 30, 2023
$950,000
Jay Diamond Stanton
Steven Jay Andelson
Grant Deed
$750,000 · Andelson Family Trust
Jun 30, 2023
—
Dan L Steele
Dianne S Steele
Intrafamily Transfer
related
—
Oct 15, 2021
—
Ronald L Mitchell
Ronald L Mitchell
Intrafamily Transfer
related
—
Mar 19, 2013
—
Andelson Family Trust
Pulliam Andelson Investment Gr
Quit Claim Deed
—
Jul 14, 2005
$1,150,000
Pulliam-andelson Inv Group LLC
Victoria Homes INC
Grant Deed
—
Jan 3, 2003
—
Victoria Homes INC
Riverside County Dev Land Fund
Grant Deed
related
—
Mar 11, 1998
—
Rv Cou Dev Land Fd
Beaumont Land Fund Ix,
Quit Claim Deed
related
—
May 1, 1989
$165,000
Land Fu Beaumont
Inland Group INC
Grant Deed
—
Mar 1, 1989
$150,000
Inland Group INC
Nottingham Jack
Grant Deed
—
—
—
Victoria Homes INC
—
Deed Of Trust
related
$200,000 · Hensel Financial INC
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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