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Property profile & analytics
OFF-MARKET
Estimated value
$625,000
Warehouses
6175 Mtn Vw Ave Riverside, CA 92504-1578
Individually Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-0907637
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1989
Construction
TILT-UP CONCRETE
Total area
2,750 SF
Lot
0.16 ac (6,969 SF)
Zoning code
R106
APN
189-031-027
UPID
US09-0907637
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
-
Specialty Van & Auto Corporate Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$710k
CAP Approach
CAP
$650k
Comparable Approach
Comparable
$606k
Blend (final)
Blend
$625k
Owner & transaction history
Haik Kejejian · 5 yrs held
Haik Kejejian
since 2021
Last sale
$515,000
4 recorded transactions
Zoning & alternative use
R106 · Riverside, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
COMMERCIAL ZONES HANDOUT A10
Top alternative use upside
Retail stores
$975,000
+27.1%
Medical building
$805,000
+4.4%
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
$760,000
ML approach
$710,000
CAP Approach
CAP Return
Estimation
6%
$705,000
6.5%
$650,000
7%
$605,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$770,000
Current use
RETAIL STORES
$975,000
Change: +27% · Conversion: Moderate
MEDICAL BUILDING
$805,000
Change: +4% · Conversion: Difficult
OFFICE BUILDING
$650,000
Change: -15% · Conversion: Difficult
Blend value · Realmo final
$625k
Range $563k – $688k · ±10% · vs last sale $515k (Jun 25 2021)
Last sale anchor
$515k
Jun 25 2021
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
$227 / 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
$6,083
Tax year 2024
Assessed value
$546,521
Assessed 2024
Previous assessed
$546,521
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$185,711
Assessed improvement
$360,810
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1989
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
2,750 SF
Lot
0.16 ac (6,969 SF)
Zoning code
R106
APN
189-031-027
UPID
US09-0907637
Jurisdiction
RIVERSIDE
Zoning & alternative use
R106 · Riverside, CAZoning R106 · permitted uses
R106 · Riverside, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
COMMERCIAL ZONES HANDOUT A10
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$770,000
RETAIL STORES
Est. value
$975,000
MEDICAL BUILDING
Est. value
$805,000
OFFICE BUILDING
Est. value
$650,000
WAREHOUSE, STORAGE Current
RETAIL STORES
MEDICAL BUILDING
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
1989
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.16 ac
Current owner
From public records · entity-resolved
Haik Kejejian
Individual
Mailing address
250 N HL AVE, PASADENA, CA 91106-1511
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 25, 2021
$515,000
Haik Kejejian
Ralph V Johnson
Grant Deed
—
Jun 25, 2021
—
Kejejian Halk
Lena Kejejian
Intrafamily Transfer
related
$450,000 · Ralph V Johnson Etux
Apr 11, 2000
$125,000
Ralph V Johnson
Jenkins Trust
Grant Deed
—
—
—
Ralph V Johnson
—
Deed Of Trust
related
$110,000 · California Federal Bank
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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