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Property profile & analytics
OFF-MARKET
Estimated value
$1,625,000
Office buildings
516 California Ave, Beaumont, CA 92223
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-0599667
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1987
Construction
TILT-UP CONCRETE
Total area
8,000 SF
Lot
0.28 ac (12,196 SF)
Zoning code
M1
APN
418-091-012
UPID
US09-0599667
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
-
Donahue Opioid Rehab Beaumont, CA Health Counselor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.17M
Blend (final)
Blend
$1.63M
Owner & transaction history
City Of Beaumont · 2 yrs held
City Of Beaumont
since 2024
7 recorded transactions
Zoning & alternative use
M1 · Beaumont, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$2.7M
+22.1%
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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,175,000
Current use
WAREHOUSE, STORAGE
$2,655,000
Change: +22% · Conversion: Difficult
Blend value · Realmo final
$1.63M
Range $1.46M – $1.79M · ±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
$203 / 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
$14,524
Tax year 2024
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1987
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
2
Total area
8,000 SF
Lot
0.28 ac (12,196 SF)
Zoning code
M1
APN
418-091-012
UPID
US09-0599667
Jurisdiction
RIVERSIDE
Zoning & alternative use
M1 · Beaumont, CA
Zoning M1 · permitted uses
M1 · 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
OFFICE BUILDING Current
Est. value
$2.2M
WAREHOUSE, STORAGE
Est. value
$2.7M
OFFICE BUILDING Current
WAREHOUSE, STORAGE
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
1987
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
2
Lot
0.28 ac
Current owner
From public records · entity-resolved
City Of Beaumont
Entity
Mailing address
550 E 6TH ST, BEAUMONT, CA 92223-2253
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
20 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 4, 2024
—
City Of Beaumont
Prroperties LLC
Grant Deed
—
Sep 15, 2023
—
Prroperties LLC
Prro LLC
Quit Claim Deed
related
—
Jul 30, 2019
—
Prro LLC
Prro LLC
Intrafamily Transfer
related
$944,000 · Sce FCU
Oct 5, 2017
$995,000
Prro LLC
Diabetes Research Connection
Grant Deed
$995,000 · Diabetes Research Connection
Oct 18, 2016
—
Diabetes Research Connection
Persall Group INC
Grant Deed
—
Jul 22, 2010
—
Donald K Busk
Busk Ent Living Trust
Quit Claim Deed
related
—
Dec 8, 2009
—
Busk Ent Living Trust
Busk,donald
Quit Claim Deed
related
—
Nov 14, 2006
—
Donald Busk
Busk,darci K
Quit Claim Deed
related
$300,000 · Needens Trust
Oct 2, 2001
$50,000
Donald Busk
Western Meter Co INC Estate
Grant Deed
$50,000 · P Baldi INC Money Purchase P&t
Apr 3, 1997
—
Jeffrey Etux Mckee
Mckee,lucille
Quit Claim Deed
related
—
Jul 19, 1996
—
Lucille Mckee
Westn,meter
Quit Claim Deed
related
—
Feb 14, 1994
—
Meter Westn
Mckee,jeffrey Et
Quit Claim Deed
related
—
Aug 16, 1993
$155,000
Jeffrey Mckee
Kelley,carol L
Grant Deed
$100,000 · Seller
—
—
Persall Group INC
—
Deed Of Trust
related
$200,000 · Bank Of Southern California
—
—
Persall Group INC
—
Deed Of Trust
related
$500,000 · Bank Of Southern California
—
—
Persall Group INC
—
Deed Of Trust
related
$522,000 · Torrey Pines Bank
—
—
Persall Group INC
—
Deed Of Trust
related
$500,000 · Torrey Pines Bank
—
—
Donald K Busk
—
Deed Of Trust
related
$1,050,000 · Greenpoint Mortgage Funding
—
—
Persal Group INC
—
Loan Modification
related
—
—
—
Lucille Mckee
—
Deed Of Trust
related
$50,000 · International Inv Bancorp
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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