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Property profile & analytics
OFF-MARKET
Estimated value
$1,800,000
Strip malls
6301 Pats Rnch Riverside, CA 92505
Entity Owned
3-yr Hold
Free & Clear
Property ID
US09-3030481
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
2007
Construction
TILT-UP CONCRETE
Total area
15,038 SF
Lot
1.72 ac (74,923 SF)
Zoning code
CPS
APN
152-630-016
UPID
US09-3030481
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.80M
Owner & transaction history
Zl Vernola LLC · 3 yrs held
Zl Vernola LLC
since 2023
7 recorded transactions
Zoning & alternative use
CPS · Riverside, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$120 / 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
$47,651
Tax year 2024
Assessed value
$4,141,200
Assessed 2024
Previous assessed
$4,141,200
+0.0% YoY
Effective rate
1.15%
On assessed value
Assessed land
$1,071,000
Assessed improvement
$3,070,200
Applied tax rate
28.0000
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
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Status
Off-Market
Year built
2007
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
15,038 SF
Lot
1.72 ac (74,923 SF)
Zoning code
CPS
APN
152-630-016
UPID
US09-3030481
Jurisdiction
RIVERSIDE
Zoning & alternative use
CPS · Riverside, CA
Zoning CPS · permitted uses
CPS · 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.
Building & site characteristics
From public records
Year built
2007
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
1.72 ac
Current owner
From public records · entity-resolved
Zl Vernola LLC
Entity
Free & Clear · 3 yrs held
Mailing address
6300 PROVIDENCE WAY, EASTVALE, CA 92880-9636
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 31, 2025
—
Zl Vernola LLC
—
Deed
related
$30,000,000 · Bmo Bank NA
Feb 3, 2023
—
Zl Vernola LLC
Christopher J Lupo
Grant Deed
—
Oct 17, 2022
$62,000,000
Christopher J Lupo
Mgp X Vernola LLC
Grant Deed
—
Jan 26, 2022
—
Ai California LLC
Mgp X Vernola LLC
Lease
—
Jan 22, 2014
$26,063,000
Mgb X Vernola LLC
Vernola Marketplace LLC
Trustees Deed
$23,750,000 · Us Bank NA 2012-lc4 (ce)
Aug 2, 2011
—
Vernola Marketplace LLC
—
Deed Of Trust
related
$23,750,000 · German American Capital Corp
Dec 21, 2010
$200,000
Vernola Marketplace LLC
Hoprock Limonite Parcel 18 LLC
Grant Deed
$23,333,333 · Vestar/eqy Vernola LLC
Dec 21, 2010
$37,933,500
Vernola Marketplace LLC
Hoprock Limonite LLC
Grant Deed
—
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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