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Property profile & analytics
OFF-MARKET
Estimated value
$975,000
Retail space
17851 Iris Ave Riverside, CA 92508-9232
Entity Owned
2-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-5467838
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1967
Construction
WOOD
Total area
1,272 SF
Lot
1.56 ac (67,953 SF)
Zoning code
M-SC
APN
274-120-006
UPID
US09-5467838
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
$975k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$975k
Owner & transaction history
Tsc Station LLC · 2 yrs held
Tsc Station LLC
since 2024
Last sale
$975,000
7 recorded transactions
Zoning & alternative use
M-SC · Riverside, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$1.1M
+142.3%
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
$975,000
ML approach
$975,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$1,095,000
Change: +142% · Conversion: Moderate
Blend value · Realmo final
$975k
Range $878k – $1.07M · ±10% · vs last sale $975k (Mar 4 2024)
Last sale anchor
$975k
Mar 4 2024
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
$767 / 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
$1,873
Tax year 2024
Assessed value
$163,272
Assessed 2024
Previous assessed
$163,272
+0.0% YoY
Effective rate
1.15%
On assessed value
Assessed land
$113,040
Assessed improvement
$50,232
Applied tax rate
88.0000
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
1967
Construction
WOOD
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Bathrooms
2
Total area
1,272 SF
Lot
1.56 ac (67,953 SF)
Zoning code
M-SC
APN
274-120-006
UPID
US09-5467838
Jurisdiction
RIVERSIDE
Zoning & alternative use
M-SC · Riverside, CA
Zoning M-SC · permitted uses
M-SC · 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
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.1M
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
1967
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Stories
1
Bathrooms
2
Lot
1.56 ac
Current owner
From public records · entity-resolved
Tsc Station LLC
Entity
Free & Clear · 2 yrs held
Mailing address
12155 MAGNOLIA AVE STE 2A, RIVERSIDE, CA 92503-4969
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 4, 2024
$975,000
Tsc Station LLC
Francis Capital Holdings LLC
Grant Deed
—
Feb 28, 2024
—
Francis Capital Holdings LLC
Fouad Y Francis
Intrafamily Transfer
related
—
Jun 9, 2011
$130,000
Fouad Y Francis
Lopez,claudia
Grant Deed
—
Jun 9, 2011
—
Claudia Lopez
Williams,timothy J
Quit Claim Deed
related
—
Oct 25, 2010
$50,000
Claudia Lopez
General Elec Cap Corp
Quit Claim Deed
related
—
Jan 26, 2010
—
General Elec Cap Corp
Sheriff Of Riverside County
Trustees Deed
related
—
Jan 5, 2010
—
Cp Legal
Salgueiro,natalie
Grant Deed
related
—
Sep 2, 2009
—
Natalie Salgueiro
Williams,timothy
Grant Deed
—
Jun 26, 2007
—
Timothy J Williams
Williams,adriene L R
Quit Claim Deed
—
Aug 1, 2003
—
Shenea Nellum
Nellum,shenea
Quit Claim Deed
related
—
May 31, 2002
$90,000
Shenea Nellum
Enlow,nancy J
Grant Deed
$72,000 · Gmac Mortgage Corp
Feb 23, 1993
—
Nancy J Elliott
Jansen Trust
Grant Deed
related
—
—
—
Dick Jansen
—
Deed Of Trust
related
$25,000 · Union Bank
—
—
Timothy J Williams
—
Deed Of Trust
related
$160,000 · Shenea Nellum
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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