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Property profile & analytics
OFF-MARKET
Estimated value
$5,270,000
Warehouses
2100 Rustin Ave Riverside, CA 92507-2408
Entity Owned
3-yr Hold
Free & Clear
Property ID
US09-0143711
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1980
Construction
TILT-UP CONCRETE
Total area
13,382 SF
Lot
1.64 ac (71,438 SF)
Zoning code
MP
APN
249-140-027
UPID
US09-0143711
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
-
United Production Framing Photography Service (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$6.69M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$6.62M
Blend (final)
Blend
$5.27M
Owner & transaction history
Upre Holdings LLC · 3 yrs held
Upre Holdings LLC
since 2022
Last sale
$5.3M
6 recorded transactions
Zoning & alternative use
MP · Riverside, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$6.3M
+46.2%
Auto repair, garage
$5.9M
+36.6%
Apartment house (5+ units)
$4.8M
+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
$6,965,000
ML approach
$6,690,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$4,340,000
Current use
RESTAURANT
$6,345,000
Change: +46% · Conversion: Difficult
AUTO REPAIR, GARAGE
$5,930,000
Change: +37% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$4,810,000
Change: +11% · Conversion: Difficult
MEDICAL BUILDING
$3,905,000
Change: -10% · Conversion: Difficult
Blend value · Realmo final
$5.27M
Range $4.74M – $5.80M · ±10% · vs last sale $5.30M (Nov 14 2022)
Last sale anchor
$5.30M
Nov 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
$394 / 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
$59,512
Tax year 2024
Assessed value
$5,406,000
Assessed 2024
Previous assessed
$5,406,000
+0.0% YoY
Effective rate
1.10%
On assessed value
Assessed land
$1,820,700
Assessed improvement
$3,585,300
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
1980
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
13,382 SF
Lot
1.64 ac (71,438 SF)
Zoning code
MP
APN
249-140-027
UPID
US09-0143711
Jurisdiction
RIVERSIDE
Zoning & alternative use
MP · Riverside, CA
Zoning MP · permitted uses
MP · 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
$4.3M
RESTAURANT
Est. value
$6.3M
AUTO REPAIR, GARAGE
Est. value
$5.9M
APARTMENT HOUSE (5+ UNITS)
Est. value
$4.8M
MEDICAL BUILDING
Est. value
$3.9M
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
1980
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
1.64 ac
Current owner
From public records · entity-resolved
Upre Holdings LLC
Entity
Free & Clear · 3 yrs held
Mailing address
PO BOX 5355, RIVERSIDE, CA 92517-5355
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
Nov 14, 2022
$5,300,000
Upre Holdings LLC
Seal Rock LLC
Grant Deed
—
Jul 13, 2018
—
Seal Rock LLC
S C Southwest LLC
Quit Claim Deed
related
—
Sep 15, 2016
—
S C Southwest LLC
Dickinson Family Trust
Quit Claim Deed
related
—
Oct 1, 2013
$1,080,000
Dickinson Family Living Trust
Smith Linda I Trust
Grant Deed
—
Sep 1, 2004
—
Smith Linda I Trust
276 Txcal
Grant Deed
related
—
Aug 22, 2003
—
276 Tx Cal LP
Summers Group INC
Grant Deed
$3,100,000 · West Texas National Bank
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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