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Property profile & analytics
OFF-MARKET
Estimated value
$4,460,000
Car washes
34 Ramona Expy Perris, CA 92571-9711
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-4498284
Property profile
Verified
Property type
Car washes
Use group
CAR WASH - AUTOMATED
Year built
2022
Construction
TILT-UP CONCRETE
Total area
6,799 SF
Lot
1.12 ac (48,787 SF)
Zoning code
CPS
APN
302-060-040
UPID
US09-4498284
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
-
Stay Home Mobile Auto repair Auto Repair Shop
-
Super Star Car Wash Car Wash
-
PUPUSAS*LA*503 Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.46M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.46M
Blend (final)
Blend
$4.46M
Owner & transaction history
Sscw California LLC · 1 yrs held
Sscw California LLC
since 2024
Last sale
$4.5M
7 recorded transactions
Zoning & alternative use
CPS · Perris, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$7.0M
+137.1%
Apartment house (5+ units)
$6.7M
+129.2%
Neighborhood: shopping center
$5.9M
+99.4%
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 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
$4,460,000
ML approach
$4,460,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$2,935,000
Current use
COMMERCIAL (GENERAL)
$6,960,000
Change: +137% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$6,730,000
Change: +129% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$5,850,000
Change: +99% · Conversion: Difficult
RETAIL STORES
$4,850,000
Change: +65% · Conversion: Difficult
RESTAURANT
$4,220,000
Change: +44% · Conversion: Difficult
Blend value · Realmo final
$4.46M
Range $4.01M – $4.91M · ±10% · vs last sale $4.46M (Sep 20 2024)
Last sale anchor
$4.46M
Sep 20 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
$656 / 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
$57,351
Tax year 2024
Assessed value
$4,493,060
Assessed 2024
Previous assessed
$4,493,060
+0.0% YoY
Effective rate
1.28%
On assessed value
Assessed land
$573,142
Assessed improvement
$3,919,918
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
Car washes
Use group
CAR WASH - AUTOMATED
Status
Off-Market
Year built
2022
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
2
Total area
6,799 SF
Lot
1.12 ac (48,787 SF)
Zoning code
CPS
APN
302-060-040
UPID
US09-4498284
Jurisdiction
RIVERSIDE
Zoning & alternative use
CPS · Perris, CA
Zoning CPS · permitted uses
CPS · Perris, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Perris. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
AUTO REPAIR, GARAGE Current
Est. value
$2.9M
COMMERCIAL (GENERAL)
Est. value
$7.0M
APARTMENT HOUSE (5+ UNITS)
Est. value
$6.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$5.9M
RETAIL STORES
Est. value
$4.9M
RESTAURANT
Est. value
$4.2M
AUTO REPAIR, GARAGE Current
COMMERCIAL (GENERAL)
APARTMENT HOUSE (5+ UNITS)
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
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
2022
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
2
Lot
1.12 ac
Current owner
From public records · entity-resolved
Sscw California LLC
Entity
Mailing address
960 W BEHREND DR STE 1ST PHOENIX
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
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 20, 2024
—
Sscw California LLC
Black Knight 24 LLC
Lease
—
Sep 20, 2024
$4,459,000
Black Knight 24 LLC
Sscw California LLC
Grant Deed
—
Mar 4, 2024
$6,700,000
Sscw California LLC
Perris Express Wash INC
Grant Deed
—
Nov 3, 2020
—
Perris Express Wash INC
Perris Car Wash INC
Quit Claim Deed
related
—
Feb 8, 2019
—
Perris Car Wash INC
Perris Corner LLC
Quit Claim Deed
—
Jun 13, 2016
$415,000
Perris Corner LLC
Coudures Family Management Co
Grant Deed
—
Dec 21, 2015
—
Oberg,mikela M Trust
Bernal Mikela Trust
Quit Claim Deed
related
—
Apr 16, 2013
—
Smith,d G & J Family Trust
Smith,janice Marie
Quit Claim Deed
related
—
Dec 20, 2012
—
Charles J Johnston
Johnston Living Trust
Quit Claim Deed
related
—
Jan 14, 2009
—
Mcbride D L & A Living Trust
Mcbride,denis L
Quit Claim Deed
related
—
Dec 26, 2008
—
Michael P Mcbridge
Mcbridge D C Living Trust
Quit Claim Deed
related
—
Dec 29, 2005
—
Coudures Family Mgmt Co
Coudures Family
Quit Claim 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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