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Property profile & analytics
OFF-MARKET
Estimated value
$550,000
Retail space
4459 Brockton Ave Riverside, CA 92501-4004
Trust Owned
5-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-2636319
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1955
Construction
TILT-UP CONCRETE
Total area
2,340 SF
Lot
1.76 ac (76,665 SF)
Zoning code
C3
APN
217-060-013
UPID
US09-2636319
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
$495k
CAP Approach
CAP
$515k
Comparable Approach
Comparable
$639k
Blend (final)
Blend
$550k
Owner & transaction history
Hawksley Trust · 5 yrs held
Hawksley Trust
since 2020
5 recorded transactions
Zoning & alternative use
C3 · Riverside, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$685,000
+8.8%
Warehouse, storage
$655,000
+4.2%
Office building
$635,000
+0.8%
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
by Request
ML approach
$495,000
CAP Approach
CAP Return
Estimation
6%
$560,000
6.5%
$515,000
7%
$480,000
Alternative Use
Use
Estimation
RETAIL STORES
$630,000
Current use
MEDICAL BUILDING
$685,000
Change: +9% · Conversion: Difficult
WAREHOUSE, STORAGE
$655,000
Change: +4% · Conversion: Difficult
OFFICE BUILDING
$635,000
Change: +1% · Conversion: Easy
Blend value · Realmo final
$550k
Range $495k – $605k · ±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
$235 / 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
$20,306
Tax year 2024
Assessed value
$1,810,912
Assessed 2024
Previous assessed
$1,810,912
+0.0% YoY
Effective rate
1.12%
On assessed value
Assessed land
$702,634
Assessed improvement
$1,108,278
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
1955
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
2,340 SF
Lot
1.76 ac (76,665 SF)
Zoning code
C3
APN
217-060-013
UPID
US09-2636319
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
RETAIL STORES Current
Est. value
$630,000
MEDICAL BUILDING
Est. value
$685,000
WAREHOUSE, STORAGE
Est. value
$655,000
OFFICE BUILDING
Est. value
$635,000
RETAIL STORES Current
MEDICAL BUILDING
WAREHOUSE, STORAGE
OFFICE 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
1955
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
1.76 ac
Current owner
From public records · entity-resolved
Hawksley Trust
Trust
Free & Clear · 5 yrs held
Mailing address
1667 W WASHINGTON BLVD, LOS ANGELES, CA 90007-1118
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 27, 2021
—
American Textile Maintenance Compan
—
Deed
related
$1,975,000 · City National Bank
Nov 12, 2020
—
Hawksley Trust
Clementina W Hawksley
Affidavit Of Death
related
—
Jul 2, 2018
—
American Textile Maintenance C
—
Deed
related
$2,000,000 · Us Bk
Nov 5, 2012
$1,500,000
American Textile Maintenance C
Martin Linen Supply Co
Grant Deed
—
—
—
American Textile Maintenance C
—
Deed Of Trust
related
$2,000,000 · Us Bk
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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