Individually Owned
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For Sale
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609 Luis Estrada Rd, Beaumont, CA 92223
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Property summary
AI-generated overview
This exceptional half-acre industrial lot, located at 609 W. Luis Estrada Rd, Beaumont, CA 92223, presents a unique opportunity. The property boasts approximately 600 square feet of office space, ideal for a variety of uses. Currently configured for secure truck and trailer storage, the well-maintained, fenced yard offers ample space and excellent visibility from the nearby freeways. Zoned M, this single-tenant property is ready for immediate occupancy. Its prime location provides convenient access to both the I-10 and CA-60 freeways, ensuring efficient transportation and logistics. The property's address is further identified by its cross street, Veile Ave. The existing building offers 600 square feet of vacant space. This versatile property is perfect for businesses needing secure storage and office space in a strategic location. The property is situated at 33.9311825 latitude and -116.9881596 longitude. Don't miss this chance to secure this highly desirable industrial property in Beaumont, California.
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1984
Construction
WOOD
Total area
7,369 SF
Lot
0.58 ac (25,264 SF)
Zoning code
RRO
APN
417-030-004
UPID
US09-1567986
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Auto Repair Shop
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.28M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.41M
Blend (final)
Blend
$2.18M
Owner & transaction history
since 2022
Last sale
$2.3M
7 recorded transactions
Zoning & alternative use
RRO · Beaumont, CA
Top alternative use upside
Apartment house (5+ units)
$3.5M
+114.8%
Retail stores
$3.5M
+114.5%
Auto repair, garage
$3.2M
+93.6%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 7 comparables with addresses
5 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$2.18M
Value range
$1.96M – $2.40M
±10% around blend
Estimated value / SF
$296 / SF
Confidence
High
7 county-verified comps
Property data
100
Market benchmarks
33
Comparable evidence
70
$1.96M
blend $2.18M
$2.40M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
7,369 SF
Lot area
0.58 ac
Year built
1984
Stories
1
APN
417-030-004
Zoning
RRO
Assessed value
$1,504,500
Annual tax
$19,599
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$1.89M
Weighted, 7 comps · high confidence
Evidence
7 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
15.1 mi away · 6,925 SF
16.2 mi away · 8,880 SF
17.3 mi away · 8,980 SF
21.2 mi away · 5,840 SF
22.0 mi away · 5,980 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$2.18M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 1211 sales
$223
+33%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $296/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Apartment House (5+ Units)
Gross theoretical uplift
+115%
vs current-use indication
Retail Stores
Auto Repair, Garage
Warehouse, Storage
Industrial (general) · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Not available
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: replacement-cost inputs are not on file.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 7 sales
Market rates by use type
PDF export
Professional Plan · 30 reports
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Overview
Implied cap rate
2.80%
Implied, in-place cap rate for this manufacturing properties
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
NOI (est.)
$159k *
Last sale · Jul 2022
$2.28M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$5.69M
Move the market yield to see immediate price impact.
Value / SF
$772
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
2.30%2.80%3.30%
$143k
$6.23M
$5.12M
$4.34M
$159k
$6.92M
$5.69M
$4.83M
$175k
$7.62M
$6.26M
$5.31M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
7 found
High confidence · county-verified
Closest comparable
$1.50M
14.1 mi · Feb 2026 · $266/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$19,599
Tax year 2024
Assessed value
$1,504,500
Assessed 2024
Previous assessed
$1,504,500
+0.0% YoY
Effective rate
1.30%
On assessed value
Assessed land
$382,500
Assessed improvement
$1,122,000
Applied tax rate
2.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
For Sale
Year built
1984
Construction
WOOD
Heating
NONE
Stories
1
Total area
7,369 SF
Lot
0.58 ac (25,264 SF)
Zoning code
RRO
APN
417-030-004
UPID
US09-1567986
Jurisdiction
RIVERSIDE
Zoning & alternative use
RRO · Beaumont, CAZoning RRO · permitted uses
RRO · Beaumont, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1984
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.58 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
RRO
Jurisdiction
Beaumont, CA
Recorded code
RRO
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for RRO in Beaumont, CA.
What opens after registration
Zoning profile
2 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 30 · 300 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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