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Property profile & analytics
OFF-MARKET
Estimated value
$4,170,000
Retail space
2560 Perris Blvd Perris, CA 92571-3254
Entity Owned
2-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-3485735
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2021
Construction
WOOD
Total area
5,340 SF
Lot
1 ac (43,560 SF)
APN
305-280-002
UPID
US09-3485735
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
-
Boatas El Alazar (Bike/Boat/Book/etc) Store
-
Beba & David's Jewelry (Bike/Boat/Book/etc) Store
-
Gentle Dental Perris Dental Office
-
Dr. Elizabeth McGregor, DDS Dental Office
-
Perris Valley Veterinary Clinic Veterinary Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.30M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.17M
Owner & transaction history
Perris Star LLC · 2 yrs held
Perris Star LLC
since 2023
Last sale
$4.1M
2 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$5.5M
+43.5%
Apartment house (5+ units)
$5.3M
+38.8%
Neighborhood: shopping center
$4.6M
+20.7%
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 Perris submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Perris 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
$4,280,000
ML approach
$4,295,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$3,810,000
Current use
COMMERCIAL (GENERAL)
$5,465,000
Change: +44% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$5,285,000
Change: +39% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$4,595,000
Change: +21% · Conversion: Moderate
RESTAURANT
$3,315,000
Change: -13% · Conversion: Easy
Blend value · Realmo final
$4.17M
Range $3.75M – $4.59M · ±10% · vs last sale $4.05M (Aug 1 2023)
Last sale anchor
$4.05M
Aug 1 2023
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
$781 / 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
$52,643
Tax year 2024
Assessed value
$4,131,000
Assessed 2024
Previous assessed
$4,131,000
+0.0% YoY
Effective rate
1.27%
On assessed value
Assessed land
$693,600
Assessed improvement
$3,437,400
Applied tax rate
8.0000
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
2021
Construction
WOOD
Stories
1
Total area
5,340 SF
Lot
1 ac (43,560 SF)
APN
305-280-002
UPID
US09-3485735
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
RETAIL STORES Current
Est. value
$3.8M
COMMERCIAL (GENERAL)
Est. value
$5.5M
APARTMENT HOUSE (5+ UNITS)
Est. value
$5.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$4.6M
RESTAURANT
Est. value
$3.3M
RETAIL STORES Current
COMMERCIAL (GENERAL)
APARTMENT HOUSE (5+ UNITS)
NEIGHBORHOOD: SHOPPING CENTER
RESTAURANT
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
2021
Construction
WOOD
Stories
1
Lot
1 ac
Current owner
From public records · entity-resolved
Perris Star LLC
Entity
Free & Clear · 2 yrs held
Mailing address
1275 E LATHAM AVE STE A, HEMET, CA 92543-4424
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 1, 2023
—
Perris Star LLC
Rastogi Family Limited Partnership
Quit Claim Deed
related
—
May 31, 2023
$4,050,000
Rastogi Family Limited Partnership
Brazen Group
Grant Deed
—
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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