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Property profile & analytics
OFF-MARKET
Estimated value
$5,840,000
Retail space
22430 Van Buren Blvd Riverside, CA 92518-2709
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-4964911
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2022
Construction
WOOD
Total area
6,300 SF
Lot
0.9 ac (39,204 SF)
APN
294-070-048
UPID
US09-4964911
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
-
Chipotle Mexican Grill Restaurant
-
MA Dental Dental Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$5.84M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.95M
Blend (final)
Blend
$5.84M
Owner & transaction history
Plp Casa Grande LLC · 1 yrs held
Plp Casa Grande LLC
since 2024
Last sale
$5.8M
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$9.2M
+310.1%
Neighborhood: shopping center
$5.4M
+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
$5,840,000
ML approach
$5,840,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$9,175,000
Change: +310% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$5,425,000
Change: +142% · Conversion: Moderate
Blend value · Realmo final
$5.84M
Range $5.26M – $6.42M · ±10% · vs last sale $5.84M (Aug 1 2024)
Last sale anchor
$5.84M
Aug 1 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
$927 / 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
$42,606
Tax year 2024
Assessed value
$3,616,126
Assessed 2024
Previous assessed
$3,616,126
+0.0% YoY
Effective rate
1.18%
On assessed value
Assessed land
$378,818
Assessed improvement
$3,237,308
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2022
Construction
WOOD
Heating
NONE
Stories
1
Total area
6,300 SF
Lot
0.9 ac (39,204 SF)
APN
294-070-048
UPID
US09-4964911
Jurisdiction
RIVERSIDE
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$9.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$5.4M
COMMERCIAL (GENERAL)
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
2022
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.9 ac
Current owner
From public records · entity-resolved
Plp Casa Grande LLC
Entity
Mailing address
1537 PONTIUS AVE, LOS ANGELES, CA 90025-3990
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 1, 2024
$5,840,000
Plp Casa Grande LLC
Greens Inv 11 LLC
Grant Deed
$2,630,000 · Symetra Life Insurance Co
Jan 12, 2023
—
Greens Inv 11 LLC
—
Deed
related
$6,950,000 · Cardenas Three
May 21, 2021
—
Greens Inv 11 LLC
—
Deed
related
$4,500,000 · Farmers & Merchants Trust Co
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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