Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$95,160,000
Warehouses
415 Nicholas Rd Beaumont, CA 92223-2612
Individually Owned
8-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-5176703
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
2008
Construction
TILT-UP CONCRETE
Total area
444,455 SF
Lot
19.89 ac (866,408 SF)
Zoning code
IND
APN
417-020-078
UPID
US09-5176703
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
-
Empire Workforce Solutions Employment Agency
-
CJ Foods Manufacturing Beaumont LLC Food Processing Plant Factory
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$68.19M
Comparable Approach
Comparable
$122.28M
Blend (final)
Blend
$95.16M
Owner & transaction history
Cj Foods Manufacturing Beaumon · 8 yrs held
Cj Foods Manufacturing Beaumon
since 2017
4 recorded transactions
Zoning & alternative use
IND · Beaumont, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Beaumont submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Beaumont 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$73,865,000
6.5%
$68,185,000
7%
$63,315,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$147,555,000
Current use
MEDICAL BUILDING
$121,490,000
Change: -18% · Conversion: Difficult
Blend value · Realmo final
$95.16M
Range $85.64M – $104.68M · ±10%
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
$214 / 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
$655,079
Tax year 2024
Assessed value
$50,433,169
Assessed 2024
Previous assessed
$50,433,169
+0.0% YoY
Effective rate
1.30%
On assessed value
Assessed land
$7,808,631
Assessed improvement
$42,624,538
Applied tax rate
2.0000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
2008
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
444,455 SF
Lot
19.89 ac (866,408 SF)
Zoning code
IND
APN
417-020-078
UPID
US09-5176703
Jurisdiction
RIVERSIDE
Zoning & alternative use
IND · Beaumont, CA
Zoning IND · permitted uses
IND · Beaumont, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Beaumont. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$147.6M
MEDICAL BUILDING
Est. value
$121.5M
WAREHOUSE, STORAGE Current
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
2008
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
19.89 ac
Current owner
From public records · entity-resolved
Cj Foods Manufacturing Beaumon
Individual
Free & Clear · 8 yrs held
Mailing address
5700 WILSHIRE BLVD STE #540, LOS ANGELES, CA 90036-3819
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2017
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
Dec 8, 2017
$32,000,000
Cj Foods Manufacturing Beaumon
Valley View Center LLC
Grant Deed
—
May 28, 2015
$20,225,000
Valley View Center LLC
Ct Beaumont Partners LLC
Grant Deed
$15,500,000 · Farmers & Merchants Bk/lng Bch
Jan 4, 2013
—
Ct Beaumont Partners LLC
—
Grant Deed
related
$22,556,000 · Bank Of America/il
Aug 5, 2011
$23,425,000
Ct Beaumont Partners LLC
Oakmont Dowling Orchard LLC
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 415 Nicholas Rd?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
