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Property profile & analytics
OFF-MARKET
Estimated value
$2,525,000
Manufacturing properties
42389 Winchester Rd Temecula, CA 92590-4851
Entity Owned
~
Est. High Equity
Property ID
US09-3314593
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
2000
Construction
TILT-UP CONCRETE
Total area
15,962 SF
Lot
1.08 ac (47,044 SF)
APN
909-360-021
UPID
US09-3314593
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
-
Gorman Corp Warehouse & Storage
-
Together We Grow Daycare Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.29M
Comparable Approach
Comparable
$2.63M
Blend (final)
Blend
$2.53M
Owner & transaction history
Vaa Enterprises LLC
Vaa Enterprises LLC
since 2025
Last sale
$2.6M
7 recorded transactions
Zoning & alternative use
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 Temecula submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Temecula 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%
$2,475,000
6.5%
$2,285,000
7%
$2,120,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$3,420,000
Current use
Blend value · Realmo final
$2.53M
Range $2.27M – $2.78M · ±10% · vs last sale $2.60M (Dec 23 2025)
Last sale anchor
$2.60M
Dec 23 2025
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
$158 / 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
$44,248
Tax year 2024
Assessed value
$3,819,187
Assessed 2024
Previous assessed
$3,819,187
+0.0% YoY
Effective rate
1.16%
On assessed value
Assessed land
$857,760
Assessed improvement
$2,961,427
Applied tax rate
13.0000
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
2000
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
15,962 SF
Lot
1.08 ac (47,044 SF)
APN
909-360-021
UPID
US09-3314593
Jurisdiction
RIVERSIDE
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$3.4M
INDUSTRIAL (GENERAL) Current
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
2000
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
1.08 ac
Current owner
From public records · entity-resolved
Vaa Enterprises LLC
Entity
Mailing address
2120 THIBODO RD, VISTA, CA 92081-7901
Ownership since
2025
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
Dec 23, 2025
$2,598,000
Vaa Enterprises LLC
Water Lily Winchester LLC
Grant Deed
$1,736,000 · Business Finance Capital
Jul 25, 2024
—
Water Lily Winchester LLC
Water Lily Winchester LLC
Intrafamily Transfer
related
—
Jul 24, 2024
—
Water Lily Properties LLC
Terry Racciato
Grant Deed
—
May 26, 2020
—
Terry Racciato
—
Deed
related
$1,736,000 · Business Finance Capital
May 15, 2020
—
Racciato Family Trust
—
Deed
related
$1,736,000 · Business Fin Cap
Sep 24, 2019
$2,800,000
Terry Racciato
Scott J Garmon
Grant Deed
$2,110,091 · City National Bank
Sep 24, 2019
—
Racciato Family Trust
—
Deed
related
$1,688,073 · City Nat'l Bk
Jun 29, 2015
$1,800,000
Garmon Family Trust
Hundley Family Trust
Grant Deed
$1,440,000 · California Bk&tr
May 20, 1998
$212,000
Hundley Trust
Westside Business Centre LLC
Grant Deed
$1,118,000 · Money Store Commercial Mtg
—
—
Racciato Family Trust
—
Deed Of Trust
related
$1,688,073 · City Nat'l Bk
—
—
Hundley Family Trust
—
Deed Of Trust
related
$1,075,000 · Union Bank Of California
—
—
Racciato Family Trust
—
Deed Of Trust
related
$1,736,000 · Business Fin Cap
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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