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Property profile & analytics
OFF-MARKET
Estimated value
$1,450,000
Grocery and convenience stores
191 Big Spgs Rd Riverside, CA 92507-4737
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-3072924
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
2007
Construction
WOOD
Total area
7,500 SF
Lot
0.91 ac (39,639 SF)
Zoning code
C1
APN
251-253-013
UPID
US09-3072924
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
by Request
CAP Approach
CAP
$1.50M
Comparable Approach
Comparable
$1.41M
Blend (final)
Blend
$1.45M
Owner & transaction history
Edward And Family Properties LLC · 4 yrs held
Edward And Family Properties LLC
since 2022
6 recorded transactions
Zoning & alternative use
C1 · Riverside, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$2.2M
+24.3%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$1,625,000
6.5%
$1,500,000
7%
$1,390,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,760,000
Current use
MEDICAL BUILDING
$2,190,000
Change: +24% · Conversion: Difficult
Blend value · Realmo final
$1.45M
Range $1.31M – $1.60M · ±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
$193 / 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
$27,246
Tax year 2024
Assessed value
$2,460,769
Assessed 2024
Previous assessed
$2,460,769
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$743,570
Assessed improvement
$1,717,199
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
2007
Construction
WOOD
Heating
NONE
Stories
2
Total area
7,500 SF
Lot
0.91 ac (39,639 SF)
Zoning code
C1
APN
251-253-013
UPID
US09-3072924
Jurisdiction
RIVERSIDE
Zoning & alternative use
C1 · Riverside, CA
Zoning C1 · permitted uses
C1 · 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
RETAIL STORES Current
Est. value
$1.8M
MEDICAL BUILDING
Est. value
$2.2M
RETAIL STORES Current
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
2007
Construction
WOOD
Heating
NONE
Stories
2
Lot
0.91 ac
Current owner
From public records · entity-resolved
Edward And Family Properties LLC
Entity
Mailing address
6810 ROANOAK PL, RIVERSIDE, CA 92506-5311
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 14, 2022
—
Edward And Family Properties LLC
It Retail INC
Grant Deed
—
Jul 13, 2021
—
It Retail INC
—
Deed
related
$350,000 · Pacific Premier Bank
Apr 26, 2006
—
It Retail INC
It Retail INC
Quit Claim Deed
$1,697,800 · Vineyard Bank
Dec 31, 2002
$175,000
Mss Global INC
Angelopoulos,tr
Grant Deed
$125,000 · Frousakis Trust
—
—
It Retail INC
—
Deed Of Trust
related
$382,200 · Vineyard Bank
—
—
It Retail INC
—
Deed Of Trust
related
$2,010,474 · Bank Of America
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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