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Property profile & analytics
OFF-MARKET
Estimated value
$61,480,000
Warehouses
21822 Opportunity Way Riverside, CA 92518-3100
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-4774776
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
2019
Construction
TILT-UP CONCRETE
Total area
262,260 SF
Lot
13.35 ac (581,526 SF)
Zoning code
RR
APN
294-650-002
UPID
US09-4774776
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
$62.72M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$61.48M
Owner & transaction history
Usclp Ca Riverside LLC · 4 yrs held
Usclp Ca Riverside LLC
since 2021
Last sale
$65.0M
6 recorded transactions
Zoning & alternative use
RR · Riverside, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$93.2M
+27.1%
Medical building
$76.6M
+4.4%
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%
$67,940,000
6.5%
$62,715,000
7%
$58,235,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$73,305,000
Current use
RETAIL STORES
$93,160,000
Change: +27% · Conversion: Moderate
MEDICAL BUILDING
$76,565,000
Change: +4% · Conversion: Difficult
Blend value · Realmo final
$61.48M
Range $55.33M – $67.63M · ±10% · vs last sale $65.01M (Dec 16 2021)
Last sale anchor
$65.01M
Dec 16 2021
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
$234 / 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
$785,945
Tax year 2024
Assessed value
$67,459,431
Assessed 2024
Previous assessed
$67,459,431
+0.0% YoY
Effective rate
1.17%
On assessed value
Assessed land
$12,099,852
Assessed improvement
$55,359,579
Applied tax rate
80.0000
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
2019
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
262,260 SF
Lot
13.35 ac (581,526 SF)
Zoning code
RR
APN
294-650-002
UPID
US09-4774776
Jurisdiction
RIVERSIDE
Zoning & alternative use
RR · Riverside, CA
Zoning RR · permitted uses
RR · 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
$73.3M
RETAIL STORES
Est. value
$93.2M
MEDICAL BUILDING
Est. value
$76.6M
WAREHOUSE, STORAGE Current
RETAIL STORES
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
2019
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
13.35 ac
Current owner
From public records · entity-resolved
Usclp Ca Riverside LLC
Entity
Mailing address
5500 EQUITY AVE, RENO, NV 89502-2343
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
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
Feb 25, 2022
—
Usclp Ca Riverside LLC
—
Deed
related
$513,000,000 · New York Life Insurance Company
Dec 16, 2021
$65,005,000
Usclp Ca Riverside LLC
Dpif2 Ca 8 Riverside LLC
Grant Deed
—
Feb 28, 2019
—
Dpif2 Ca 8 Riverside LLC
—
Deed
related
$13,500,000 · Bokf NA
Dec 31, 2018
$10,760,000
Dpif2 Ca 8 Riverside LLC
Sun Life Assurance Co Of Canada
Grant Deed
—
Jul 14, 2014
—
Sun Life Assurance Co Of Canada
Lnr Riverside II LLC
Grant Deed
—
Jun 6, 2006
—
Lnr Riverside II LLC
March Joint Powers Redev Agcy
Grant 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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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