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Property profile & analytics
OFF-MARKET
Estimated value
$3,400,000
Retail space
3595 University Ave Riverside, CA 92501-3328
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-2856085
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1925
Construction
TILT-UP CONCRETE
Total area
2,125 SF
Lot
0.05 ac (2,178 SF)
Zoning code
C3
APN
213-272-005
UPID
US09-2856085
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
-
Brow and Arrow (Bike/Boat/Book/etc) Store Cosmetic Store
-
Jerome R. Scott Jr, LMFT Marriage Or Relationship Counselor
-
The Creative Loft (Bike/Boat/Book/etc) Store Photography Service
-
Killa Gemz LLC Hair Salon Nail Salon
-
Banners and Signs (Bike/Boat/Book/etc) Store Printing Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.40M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.40M
Owner & transaction history
Cabrillo Landmark Management LLC · 2 yrs held
Cabrillo Landmark Management LLC
since 2024
Last sale
$3.4M
4 recorded transactions
Zoning & alternative use
C3 · Riverside, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$3.1M
+442.8%
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
$3,400,000
ML approach
$3,400,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$3,095,000
Change: +443% · Conversion: Easy
Blend value · Realmo final
$3.40M
Range $3.06M – $3.74M · ±10% · vs last sale $3.40M (Feb 2 2024)
Last sale anchor
$3.40M
Feb 2 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
$1,600 / 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
$6,804
Tax year 2024
Assessed value
$613,531
Assessed 2024
Previous assessed
$613,531
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$111,550
Assessed improvement
$501,981
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1925
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
2
Total area
2,125 SF
Lot
0.05 ac (2,178 SF)
Zoning code
C3
APN
213-272-005
UPID
US09-2856085
Jurisdiction
RIVERSIDE
Zoning & alternative use
C3 · Riverside, CA
Zoning C3 · permitted uses
C3 · 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
COMMERCIAL (GENERAL)
Est. value
$3.1M
COMMERCIAL (GENERAL)
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
1925
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
2
Lot
0.05 ac
Current owner
From public records · entity-resolved
Cabrillo Landmark Management LLC
Entity
Mailing address
2854 ALTA VIS DR, NEWPORT BEACH, CA 92660-3231
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 2, 2024
$3,400,000
Cabrillo Landmark Management LLC
Ss Loomis LLC
Grant Deed
$1,713,000 · East West Bank
Feb 2, 2024
—
Cabrillo Landmark Management LLC
—
Deed
related
$1,235,000 · Business Finance Capital
Apr 20, 2018
$1,100,000
Ss Loomis LLC
Spriggs Family Trust
Grant Deed
$660,000 · Bank Of Hemet
Apr 20, 2018
—
Owner Name Unavailable
Spriggs,everett L
Affidavit Of Death
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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