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Property profile & analytics
OFF-MARKET
Estimated value
$7,450,000
Warehouses
1385 Blaine St Riverside, CA 92507-7635
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-2967005
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1984
Total area
24,910 SF
Lot
2.13 ac (92,782 SF)
Zoning code
CG
APN
250-080-011
UPID
US10-2967005
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
Current use
Occupant on record · Public records
-
Mirchi restaurant Restaurant
-
Bombay Stores Grocery & Convenience Store Food Market
-
U-Haul Neighborhood Dealer Car Rental Facility
-
global e comm solutions Marketing & Advertising Advertising Agency
-
Steve Mehr Bail Bonds Law Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$9.32M
CAP Approach
CAP
$5.73M
Comparable Approach
Comparable
$5.47M
Blend (final)
Blend
$7.45M
Owner & transaction history
Alliant Storage LLC · 4 yrs held
Alliant Storage LLC
since 2022
Last sale
$7.3M
7 recorded transactions
Zoning & alternative use
CG · Riverside, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$11.8M
+46.2%
Auto repair, garage
$11.0M
+36.6%
Apartment house (5+ units)
$9.0M
+10.8%
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 Riverside submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Riverside 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
$9,590,000
ML approach
$9,315,000
CAP Approach
CAP Return
Estimation
6%
$6,210,000
6.5%
$5,730,000
7%
$5,320,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$8,080,000
Current use
RESTAURANT
$11,810,000
Change: +46% · Conversion: Difficult
AUTO REPAIR, GARAGE
$11,040,000
Change: +37% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$8,950,000
Change: +11% · Conversion: Difficult
MEDICAL BUILDING
$7,270,000
Change: -10% · Conversion: Difficult
Blend value · Realmo final
$7.45M
Range $6.71M – $8.20M · ±10% · vs last sale $7.30M (Feb 14 2022)
Last sale anchor
$7.30M
Feb 14 2022
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
$299 / 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
$83,485
Tax year 2024
Assessed value
$7,594,920
Assessed 2024
Previous assessed
$7,594,920
+0.0% YoY
Effective rate
1.10%
On assessed value
Assessed land
$1,872,720
Assessed improvement
$5,722,200
Applied tax rate
9.0000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1984
Heating
NONE
Buildings
2
Stories
1
Total area
24,910 SF
Lot
2.13 ac (92,782 SF)
Zoning code
CG
APN
250-080-011
UPID
US10-2967005
Jurisdiction
RIVERSIDE
Zoning & alternative use
CG · Riverside, CA
Zoning CG · permitted uses
CG · Riverside, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Riverside. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$8.1M
RESTAURANT
Est. value
$11.8M
AUTO REPAIR, GARAGE
Est. value
$11.0M
APARTMENT HOUSE (5+ UNITS)
Est. value
$9.0M
MEDICAL BUILDING
Est. value
$7.3M
WAREHOUSE, STORAGE Current
RESTAURANT
AUTO REPAIR, GARAGE
APARTMENT HOUSE (5+ UNITS)
MEDICAL 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
1984
Heating
NONE
Stories
1
Buildings
2
Lot
2.13 ac
Current owner
From public records · entity-resolved
Alliant Storage LLC
Entity
Mailing address
33741 SHAMROCK LN, SAN JUAN CAPISTRANO, CA 92675-4952
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
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
Feb 14, 2022
$7,300,000
Alliant Storage LLC
Lunajune LLC
Grant Deed
$7,000,000 · First Savings Bank
Dec 10, 2021
—
Lunajune LLC
Heritage Glen Investments LP
Quit Claim Deed
related
—
Dec 30, 2015
$3,025,000
Heritage Glen Investments LP
Aaa Mini Storage LLC
Grant Deed
—
Jun 25, 2015
—
Aaa Mini Storage LLC
Fusco Elia Living Trust
Grant Deed
—
Dec 24, 2014
—
Fusco,elia Living Trust
Fusco,carlo & Kathleen
Quit Claim Deed
related
—
Dec 24, 2014
$150,000
Fusco,elia Living Trust
Fusco,giuseppe & Terri L
Quit Claim Deed
related
$1,955,000 · Security Bk/ca
Jan 25, 2008
—
Fusco Elia Living Trust
Fusco,elia
Quit Claim Deed
related
—
Oct 14, 2004
—
Giuseppe Fusco
Jay Unitrust
Grant Deed
$1,700,000 · Network Bank USA
Aug 23, 2004
—
Jay Unitrust
Jay Family Trust
Quit Claim Deed
related
—
Feb 7, 1997
—
William O Etal Jay
Jay,william O Etal
Quit Claim Deed
related
—
—
—
William O Jay
—
Deed Of Trust
related
$697,157 · Bank Of Hemet
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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