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Property profile & analytics
OFF-MARKET
Estimated value
$900,000
Office buildings
4545 Allstate Dr Riverside, CA 92501-1701
Individually Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-2555267
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1980
Construction
TILT-UP CONCRETE
Total area
3,136 SF
Lot
0.23 ac (10,018 SF)
Zoning code
C2
APN
207-180-013
UPID
US09-2555267
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
-
Polar Express Heating & A/C HVAC Service General Contractor
-
The Potter's House Church
-
James Gray Management Construction Company General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$900k
CAP Approach
CAP
$1.07M
Comparable Approach
Comparable
$654k
Blend (final)
Blend
$900k
Owner & transaction history
Allan Wong · 1 yrs held
Allan Wong
since 2024
Last sale
$900,000
7 recorded transactions
Zoning & alternative use
C2 · Riverside, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.4M
+63.8%
Medical building
$915,000
+7.9%
Warehouse, storage
$875,000
+3.3%
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
$900,000
ML approach
$900,000
CAP Approach
CAP Return
Estimation
6%
$1,155,000
6.5%
$1,065,000
7%
$990,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$850,000
Current use
AUTO REPAIR, GARAGE
$1,390,000
Change: +64% · Conversion: Difficult
MEDICAL BUILDING
$915,000
Change: +8% · Conversion: Easy
WAREHOUSE, STORAGE
$875,000
Change: +3% · Conversion: Difficult
RETAIL STORES
$840,000
Change: -1% · Conversion: Moderate
Blend value · Realmo final
$900k
Range $810k – $990k · ±10% · vs last sale $900k (Jul 17 2024)
Last sale anchor
$900k
Jul 17 2024
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
$287 / 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
$6,817
Tax year 2024
Assessed value
$612,000
Assessed 2024
Previous assessed
$612,000
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$255,000
Assessed improvement
$357,000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1980
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
3,136 SF
Lot
0.23 ac (10,018 SF)
Zoning code
C2
APN
207-180-013
UPID
US09-2555267
Jurisdiction
RIVERSIDE
Zoning & alternative use
C2 · Riverside, CA
Zoning C2 · permitted uses
C2 · 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
OFFICE BUILDING Current
Est. value
$850,000
AUTO REPAIR, GARAGE
Est. value
$1.4M
MEDICAL BUILDING
Est. value
$915,000
WAREHOUSE, STORAGE
Est. value
$875,000
RETAIL STORES
Est. value
$840,000
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
WAREHOUSE, STORAGE
RETAIL STORES
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
1980
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.23 ac
Current owner
From public records · entity-resolved
Allan Wong
Individual
Mailing address
14193 CRK SAND CT STE #104, EASTVALE, CA 92880-8576
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 17, 2024
$900,000
Allan Wong
Blue Vision Investments LLC
Grant Deed
—
Apr 9, 2024
—
Blue Vision Investments LLC
—
Deed
related
$61,800 · 2nd Chance Mortgages INC
Oct 27, 2023
—
Blue Vision Investments LLC
—
Deed
related
$257,000 · Matzke Family Trust
Jun 30, 2023
—
Blue Vision Investments LLC
—
Deed
related
$63,600 · Wang Yang Retirement Account
Dec 6, 2022
—
Blue Vision Investments LLC
—
Deed
related
$484,357 · 2nd Chance Mortgages INC
Oct 3, 2022
—
Blue Vision Investments INC
—
Deed
related
$285,600 · 2nd Chance Mortgages INC
Aug 3, 2022
$600,000
Blue Vision Investments LLC
Thorstar INC
Grant Deed
$360,000 · Brd LLC
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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