Individually Owned 
For Lease
$161,970,000
3900 Indian Ave, Perris, CA 92571
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Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
2014
Construction
TILT-UP CONCRETE
Total area
579,708 SF
Lot
17.7 ac (771,012 SF)
Zoning code
LI
APN
303-060-022
UPID
US09-4477610
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Warehouse & Storage
-
Distribution Center Logistics Company
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$166.99M
Blend (final)
Blend
$161.97M
Owner & transaction history
since 2022
Last sale
$158.0M
4 recorded transactions
Zoning & alternative use
LI · Perris, CA
Zoning description
This zone is to provide for light industrial uses and related activities including manufacturing, research, warehouse and distribution, assembly of non hazardous products or materials, and retail related to manufacturing
General category
INDUSTRIAL
Top alternative use upside
Auto repair, garage
$250.3M
+139.7%
Medical building
$158.5M
+51.7%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
3 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Professional Plan · 30 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$161.97M
Value range
$145.77M – $178.17M
±10% around blend
Estimated value / SF
$279 / SF
Confidence
Property data
100
Market benchmarks
67
Comparable evidence
60
$145.77M
blend $161.97M
$178.17M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
579,708 SF
Lot area
17.7 ac
Year built
2014
Stories
1
APN
303-060-022
Zoning
LI
Assessed value
$148,474,260
Annual tax
$1,680,993
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$166.99M
Range $25.47M – $166.99M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$161.97M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 21 sales
$180
+55%
County 354 sales
$295
-5%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $279/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Auto Repair, Garage
Gross theoretical uplift
+140%
vs current-use indication
Medical Building
Warehouse, Storage · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Not available
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: replacement-cost inputs are not on file.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
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Overview
Implied cap rate
3.50%
Implied, in-place cap rate for this warehouses
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 3.50%
9.0%
NOI (est.)
$11.06M *
Last sale · Aug 2022
$158.00M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$316.00M
Move the market yield to see immediate price impact.
Value / SF
$545
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
3.00%3.50%4.00%
$9.95M
$331.80M
$284.40M
$248.85M
$11.06M
$368.67M
$316.00M
$276.50M
$12.17M
$405.53M
$347.60M
$304.15M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$1,680,993
Tax year 2024
Assessed value
$148,474,260
Assessed 2024
Previous assessed
$148,474,260
+0.0% YoY
Effective rate
1.13%
On assessed value
Assessed land
$19,663,560
Assessed improvement
$128,810,700
Applied tax rate
8.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Status
For Lease
Year built
2014
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
579,708 SF
Lot
17.7 ac (771,012 SF)
Zoning code
LI
APN
303-060-022
UPID
US09-4477610
Jurisdiction
RIVERSIDE
Zoning & alternative use
LI · Perris, CAZoning LI · permitted uses
LI · Perris, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
This zone is to provide for light industrial uses and related activities including manufacturing, research, warehouse and distribution, assembly of non hazardous products or materials, and retail related to manufacturing
General category
INDUSTRIAL
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
2014
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
17.7 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
LI
INDUSTRIAL
Jurisdiction
Perris, CA
Recorded code
LI
Official district
LI
Official district profile
What the municipal code says about LI
Zoning description
This zone is to provide for light industrial uses and related activities including manufacturing, research, warehouse and distribution, assembly of non hazardous products or materials, and retail related to manufacturing
General category
INDUSTRIAL
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for LI in Perris, CA.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
Cited sourceThe exact document the profile quotes
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 30 · 300 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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