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Property profile & analytics
OFF-MARKET
Estimated value
$3,190,000
Drive through restaurants
18990 Van Buren Blvd Riverside, CA 92508-9262
Entity Owned
1-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-4633953
Property profile
Verified
Property type
Drive through restaurants
Use group
DRIVE-THRU RESTAURANT, FAST FOOD
Year built
1980
Construction
TILT-UP CONCRETE
Total area
1,929 SF
Lot
0.46 ac (20,037 SF)
Zoning code
CPS
APN
280-270-014
UPID
US09-4633953
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
-
Del Taco Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.05M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.19M
Owner & transaction history
Orangecrest Pacific Properties LLC · 1 yrs held
Orangecrest Pacific Properties LLC
since 2025
Last sale
$3.4M
7 recorded transactions
Zoning & alternative use
CPS · Riverside, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$2.8M
+207.2%
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
$2,945,000
ML approach
$3,045,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$2,810,000
Change: +207% · Conversion: Easy
Blend value · Realmo final
$3.19M
Range $2.87M – $3.51M · ±10% · vs last sale $3.39M (Apr 23 2025)
Last sale anchor
$3.39M
Apr 23 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
$1,654 / 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
$34,034
Tax year 2024
Assessed value
$3,089,908
Assessed 2024
Previous assessed
$3,089,908
+0.0% YoY
Effective rate
1.10%
On assessed value
Assessed land
$560,000
Assessed improvement
$2,529,908
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
Drive through restaurants
Use group
DRIVE-THRU RESTAURANT, FAST FOOD
Status
Off-Market
Year built
1980
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
1,929 SF
Lot
0.46 ac (20,037 SF)
Zoning code
CPS
APN
280-270-014
UPID
US09-4633953
Jurisdiction
RIVERSIDE
Zoning & alternative use
CPS · Riverside, CA
Zoning CPS · permitted uses
CPS · 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
COMMERCIAL (GENERAL)
Est. value
$2.8M
COMMERCIAL (GENERAL)
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
1980
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.46 ac
Current owner
From public records · entity-resolved
Orangecrest Pacific Properties LLC
Entity
Free & Clear · 1 yrs held
Mailing address
8502 E CHAPMAN AVE #412, ORANGE, CA 92869-2461
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
16 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 23, 2025
—
Orangecrest Pacific Properties LLC
Sohail Simjee
Quitclaim Deed
related
—
Jul 31, 2023
$3,385,000
Sohail I Simjee
Kevin Singer
Grant Deed
—
Feb 23, 2021
—
Brenda Lee Busse
Duane R Moats
Quit Claim Deed
related
—
May 21, 2020
—
Manassero,m & Jen Living Trust
Michael Manassero
Quit Claim Deed
related
—
Apr 3, 2020
—
Michael Manassero
Michael Manassero
Quit Claim Deed
related
—
Nov 12, 2019
—
Stephen J Manassero
Manassero S J & L T Trust
Quit Claim Deed
related
—
Feb 4, 2019
—
Manassero,s J & L T Trust
Manassero,lorraine T
Affidavit Of Death
related
—
Jan 16, 2019
—
Sharon D Giorgio
Manassero Matthew F Trust
Quit Claim Deed
related
—
Jun 9, 2017
—
Manassero,matthew F Trust
Manassero Matthew F Trust
Quit Claim Deed
related
—
Dec 12, 2016
—
Jerald M Boisseranc
Boisseranc Emile JR & Inez
Quit Claim Deed
related
—
Aug 15, 2016
—
Boisseranc,emile JR & I Trust
Boisseranc,gregory
Affidavit Of Death
related
—
Jun 1, 2015
—
Duane R Moats
Boisseranc Inez
Affidavit Of Death
related
—
Mar 6, 2014
—
Manassero,lorraine T Tr
Manassero,stephen J
Affidavit Of Death
related
—
May 29, 2012
—
Manassero 2010 Trust
Manassero 2010 Trust
Quit Claim Deed
related
—
Jul 5, 2011
—
Manassero Virginia P Tr
Manassero,james R
Affidavit Of Death
related
—
Dec 2, 2010
—
Manassero 2010 Trust
Manassero,james R & Virginia P
Quit Claim Deed
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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