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    6429 Pats Rnch Riverside, CA 92505
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    Property profile & analytics

    6429 Pats Rnch, Riverside, CA 92505

    View on Map
    • Retail space
    • 10,010 SF
    • 1.10 lot acres
    Off-Market
    Last Sale Feb 3, 2023
    Property ID
    US09-3105638
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.
    Value Estimations
    $2,235,000
    Show details
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Retail space

    Property Details for 6429 Pats Rnch

    Year built
    2007
    Construction
    TILT-UP CONCRETE
    Lot size
    1.10 lot acres
    Zone code
    CPS
    Property type
    Retail space
    APN
    152-630-024
    APU
    152630024

    Sales History

    Date Price Buyer Seller Deed Type Mortgage
    Oct 31, 2025 — Zl Vernola LLC — Deed · related $30M · 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 $23.8M · Us Bank NA 2012-lc4 (ce)
    Aug 2, 2011 — Vernola Marketplace LLC — Deed Of Trust · related $23.8M · German American Capital Corp
    Dec 21, 2010 $37,933,500 Vernola Marketplace LLC Hoprock Limonite LLC Grant Deed —
    Dec 21, 2010 $200,000 Vernola Marketplace LLC Hoprock Limonite Parcel 18 LLC Grant Deed $23.3M · Vestar/eqy Vernola LLC

    Value Estimations

    based on Realmo’s proprietary methodology

    • CAP approach

      CAP Return
      Estimation
      6%
      $2,430,000
      6.5%
      $2,245,000
      7%
      $2,085,000

    • Comparable approach

      Method
      Estimation
      Statistic Estimate
      $3,060,000
      Market price range: $1.84M - $6.28M
      AI Estimate
      $1,398,000
      Market price range: $509k - $2.60M

    • Alternative Use

      Use
      Estimation
      RETAIL STORES
      $3,555,000
      Current use
      MEDICAL BUILDING
      $2,920,000
      Change: -18% Conversion: Difficult

    Get a detailed, property-specific estimation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Riverside
    County
    Riverside
    State
    California
    Longitude
    -117.546
    Latitude
    33.9705
    CBSA code
    40140
    CBSA name
    RIVERSIDE-SAN BERNARDINO-ONTARIO, CA METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2024
    $21,043
    $683,400
    $1,114,350
    $1,797,750
    -
    $0.00
    $0.00
    $0.00

    Comparable in this City

    • Value Estimation
      $825,000
      1.66 Acres

      4920 La Sierra Ave

      RETAIL STORES (PERSONAL SERVICES)
      4920 La Sierra Ave, Riverside, CA 92505-2612
      View Details
    • Value Estimation by Request
      0.31 Acres

      5994 Mitchell Ave

      RETAIL STORES (PERSONAL SERVICES)
      5994 Mitchell Ave, Riverside, CA 92505-1234
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    • Value Estimation by Request
      0.60 Acres

      10530 Magnolia Ave Ste C

      RETAIL STORES (PERSONAL SERVICES)
      10530 Magnolia Ave Ste C, Riverside, CA 92505-1898
      View Details
    • Value Estimation
      $2,115,000
      7,150 SF

      10300 Magnolia Ave

      RETAIL STORES (PERSONAL SERVICES)
      10300 Magnolia Ave, Riverside, CA 92505-0800
      View Details
    • Value Estimation by Request
      1,368 SF

      11083 Hole Ave

      RETAIL STORES (PERSONAL SERVICES)
      11083 Hole Ave, Riverside, CA 92505-2758
      View Details
    • Value Estimation by Request
      0.07 Acres

      11089 Hole Ave

      RETAIL STORES (PERSONAL SERVICES)
      11089 Hole Ave, Riverside, CA 92505-2758
      View Details

    Similar Nearby for Sale

    • Contact for pricing
      6,030 SF

      Riverside Retail Space For Sale

      Retail space available in Riverside, California, totaling 6,030 square feet.
      10976 Hole Ave, Riverside, CA 92505
      View Details
    • $729,000
      1,152 SF

      Riverside Commercial Property for Sale

      Commercial property in a prime location with business potential.
      10397 Hole Ave, Riverside, CA 92505
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    • Contact for pricing

      Riverside Multi-Tenant Restaurant Pad

      9,600 SF restaurant pad in top Inland Empire retail market.
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    • Contact for pricing

      Riverside Duplex For Sale

      Duplex in desirable neighborhood, ideal for owner-occupant or investor.
      11517 Anacapa Pl, Riverside, CA 92505
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    • $2,750,000

      Land for Apartment Development

      Land slated for a 51-unit apartment development.
      11325 Magnolia Ave, Riverside, CA 92505
      View Details

    Similar Nearby for Lease

    • Contact for pricing

      Retail and Office Spaces Available

      Retail and office spaces available for rent.
      10434 Arlington Ave, Riverside, CA 92505
      View Details
    • Contact for pricing

      Retail Anchor Space Available

      60,000 SF anchor space in competitive market off 91 Freeway.
      10800 Magnolia Ave, Riverside, CA 92505
      View Details
    • Contact for pricing

      Retail Space on Arlington Avenue

      Retail space available for lease on Arlington Avenue.
      10459 Arlington Ave, Riverside, CA 92505
      View Details
    • Contact for pricing

      Retail Space Near Kaiser Permanente

      Retail space anchored by Cardenas Supermarket, high-traffic location.
      3800 La Sierra Ave, Riverside, CA 92505
      View Details
    • Contact for pricing

      Retail Space on Magnolia Avenue

      Highly visible retail space with excellent exposure and convenient access.
      10759 Magnolia Ave, Riverside, CA 92505
      View Details
    • Contact for pricing

      Retail Space Near Galleria at Tyler

      Retail space in high-density area, near major retailers.
      10349 Magnolia Ave, Riverside, CA 92505
      View Details
    Request Owner's contact information
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    6429 Pats Rnch
    Riverside, CA 92505
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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