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Property profile & analytics
OFF-MARKET
Estimated value
$4,205,000
Manufacturing properties
4111 Flt Rock Dr Riverside, CA 92505-5861
Entity Owned
4-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-0220446
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
2006
Construction
TILT-UP CONCRETE
Total area
15,480 SF
Lot
0.81 ac (35,283 SF)
Zoning code
BMPSP
APN
142-090-026
UPID
US09-0220446
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.24M
CAP Approach
CAP
$2.96M
Comparable Approach
Comparable
$5.59M
Blend (final)
Blend
$4.21M
Owner & transaction history
Laguna Hills Properties B LLC · 4 yrs held
Laguna Hills Properties B LLC
since 2022
Last sale
$4.2M
4 recorded transactions
Zoning & alternative use
BMPSP · Riverside, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$6.9M
+81.9%
Retail stores
$5.5M
+45.8%
Medical building
$4.5M
+19.8%
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
$4,105,000
ML approach
$4,235,000
CAP Approach
CAP Return
Estimation
6%
$3,200,000
6.5%
$2,955,000
7%
$2,745,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$3,770,000
Current use
AUTO REPAIR, GARAGE
$6,860,000
Change: +82% · Conversion: Easy
RETAIL STORES
$5,500,000
Change: +46% · Conversion: Moderate
MEDICAL BUILDING
$4,520,000
Change: +20% · Conversion: Difficult
Blend value · Realmo final
$4.21M
Range $3.78M – $4.63M · ±10% · vs last sale $4.25M (Jan 28 2022)
Last sale anchor
$4.25M
Jan 28 2022
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
$272 / 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
$61,079
Tax year 2024
Assessed value
$4,416,498
Assessed 2024
Previous assessed
$4,416,498
+0.0% YoY
Effective rate
1.38%
On assessed value
Assessed land
$660,654
Assessed improvement
$3,755,844
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
2006
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
15,480 SF
Lot
0.81 ac (35,283 SF)
Zoning code
BMPSP
APN
142-090-026
UPID
US09-0220446
Jurisdiction
RIVERSIDE
Zoning & alternative use
BMPSP · Riverside, CA
Zoning BMPSP · permitted uses
BMPSP · 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
INDUSTRIAL (GENERAL) Current
Est. value
$3.8M
AUTO REPAIR, GARAGE
Est. value
$6.9M
RETAIL STORES
Est. value
$5.5M
MEDICAL BUILDING
Est. value
$4.5M
INDUSTRIAL (GENERAL) Current
AUTO REPAIR, GARAGE
RETAIL STORES
MEDICAL BUILDING
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
2006
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.81 ac
Current owner
From public records · entity-resolved
Laguna Hills Properties B LLC
Entity
Free & Clear · 4 yrs held
Mailing address
25401 COACH SPGS LN, LAGUNA HILLS, CA 92653-5861
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
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
Jan 28, 2022
$4,245,000
Laguna Hills Properties B LLC
Mukesh Aghi
Grant Deed
—
Aug 22, 2018
$1,227,500
Aghi Trust
Wenglikowski F M & K L Trust
Grant Deed
—
Feb 3, 2011
$1,375,000
Wenglikowski F M & K L Trust
Bbe
Grant Deed
$687,500 · Zions First National Bank
Dec 30, 2004
—
Bbe
Turner Riverwalk-1 LLC
Grant Deed
$800,000 · Foothill Independent Bank
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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