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Property profile & analytics
OFF-MARKET
Estimated value
$875,000
Retail space
12515 Riverside Dr Eastvale, CA 91752-1020
Entity Owned
11-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-4160057
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2018
Construction
WOOD
Total area
2,200 SF
Lot
2 ac (87,120 SF)
Zoning code
MM
APN
156-040-001
UPID
US09-4160057
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
$820k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$892k
Blend (final)
Blend
$875k
Owner & transaction history
Lama Oil LLC · 11 yrs held
Lama Oil LLC
since 2015
7 recorded transactions
Zoning & alternative use
MM · Eastvale, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$950,000
+30.5%
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 Eastvale submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Eastvale 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
by Request
ML approach
$820,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$730,000
Current use
AUTO REPAIR, GARAGE
$950,000
Change: +30% · Conversion: Difficult
WAREHOUSE, STORAGE
$650,000
Change: -11% · Conversion: Difficult
MEDICAL BUILDING
$600,000
Change: -17% · Conversion: Difficult
OFFICE BUILDING
$600,000
Change: -18% · Conversion: Easy
Blend value · Realmo final
$875k
Range $788k – $963k · ±10%
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
$398 / 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
$89,096
Tax year 2024
Assessed value
$8,191,272
Assessed 2024
Previous assessed
$8,191,272
+0.0% YoY
Effective rate
1.09%
On assessed value
Assessed land
$3,028,188
Assessed improvement
$5,163,084
Applied tax rate
27.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2018
Construction
WOOD
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Units
3
Total area
2,200 SF
Lot
2 ac (87,120 SF)
Zoning code
MM
APN
156-040-001
UPID
US09-4160057
Jurisdiction
RIVERSIDE
Zoning & alternative use
MM · Eastvale, CA
Zoning MM · permitted uses
MM · Eastvale, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Eastvale. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$730,000
AUTO REPAIR, GARAGE
Est. value
$950,000
WAREHOUSE, STORAGE
Est. value
$650,000
MEDICAL BUILDING
Est. value
$600,000
OFFICE BUILDING
Est. value
$600,000
RETAIL STORES Current
AUTO REPAIR, GARAGE
WAREHOUSE, STORAGE
MEDICAL BUILDING
OFFICE BUILDING
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
2018
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Stories
1
Units
3
Lot
2 ac
Current owner
From public records · entity-resolved
Lama Oil LLC
Entity
Free & Clear · 11 yrs held
Mailing address
2022 VIA CERRITOS, PALOS VERDES ESTATES, CA 90274-2012
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2015
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 10, 2018
—
Lama Oil LLC
—
Deed
related
—
Mar 29, 2016
—
Lama Oil LLC
—
Deed Of Trust
related
$4,628,000 · Bbcn Bk
Apr 21, 2015
$2,570,000
Lama Oil LLC
Hariz Sam
Grant Deed
—
Mar 20, 2015
—
Sam|sater Ash Hariz
H & S Bros Ents LLC
Quit Claim Deed
—
Apr 2, 2008
—
Joanne M Mccamey
Soloway,david
Quit Claim Deed
—
Apr 2, 2008
$2,250,000
H & S Bro Ents LLC
Luo,paul P M & Lynn L H
Grant Deed
$1,125,000 · Wamu 1031 Exchange
Feb 7, 1994
—
Joanne M Mccamey
Mccamey,garland
Quit Claim Deed
related
—
—
—
Lama Oil LLC
—
Loan Modification
related
—
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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