New search
Property profile & analytics
OFF-MARKET
Estimated value
$10,300,000
Grocery and convenience stores
835 Nuevo Rd Perris, CA 92571
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-4599980
Property profile
Verified
Property type
Grocery and convenience stores
Use group
CONVENIENCE STORE (W/FUEL PUMP)
Year built
2021
Construction
WOOD
Total area
9,120 SF
Lot
2.35 ac (102,366 SF)
APN
310-180-056
UPID
US09-4599980
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
$10.30M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$10.30M
Owner & transaction history
Lwkw Real Estate LLC · 2 yrs held
Lwkw Real Estate LLC
since 2024
Last sale
$10.3M
7 recorded transactions
Zoning & alternative use
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 Perris submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Perris 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
$10,300,000
ML approach
$10,300,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
SERVICE STATION (FULL SERVICE)
$10,820,000
Current use
COMMERCIAL (GENERAL)
$9,335,000
Change: -14% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$9,025,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$10.30M
Range $9.27M – $11.33M · ±10% · vs last sale $10.30M (Mar 27 2024)
Last sale anchor
$10.30M
Mar 27 2024
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
$1,129 / 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
$24,957
Tax year 2024
Assessed value
$2,187,868
Assessed 2024
Previous assessed
$2,187,868
+0.0% YoY
Effective rate
1.14%
On assessed value
Assessed land
$738,684
Assessed improvement
$1,449,184
Applied tax rate
8.0000
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
Grocery and convenience stores
Use group
CONVENIENCE STORE (W/FUEL PUMP)
Status
Off-Market
Year built
2021
Construction
WOOD
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Total area
9,120 SF
Lot
2.35 ac (102,366 SF)
APN
310-180-056
UPID
US09-4599980
Jurisdiction
RIVERSIDE
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
SERVICE STATION (FULL SERVICE) Current
Est. value
$10.8M
COMMERCIAL (GENERAL)
Est. value
$9.3M
APARTMENT HOUSE (5+ UNITS)
Est. value
$9.0M
SERVICE STATION (FULL SERVICE) Current
COMMERCIAL (GENERAL)
APARTMENT HOUSE (5+ UNITS)
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
2021
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Stories
1
Lot
2.35 ac
Current owner
From public records · entity-resolved
Lwkw Real Estate LLC
Entity
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
16 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 11, 2024
—
Lwkw Real Estate LLC
—
Deed
related
$6,500,000 · Wallis State Bank
Mar 27, 2024
$10,300,000
Lwkw Real Estate LLC
Tabel Investment LLC
Grant Deed
$5,300,000 · Investment Property Exchange Servic
Mar 27, 2024
—
Singh Uppal Ujjagar
Manjeet Kaur Uppal
Intrafamily Transfer
related
—
Jul 1, 2021
—
Tabel Investment LLC
Mohammad Ribhi Tabel
Intrafamily Transfer
related
$5,000,000 · Ready Capital Corp
Mar 24, 2021
—
Table Investment LLC
—
Deed
related
$600,000 · Beyond Franchising INC
Mar 18, 2019
—
City Of Perris
Tabel,mohammad R
Quit Claim Deed
$1,500,000 · Southwestern National Bank
Mar 4, 2019
—
Tabel,akram Trust
Tabel Akram Trust
Quit Claim Deed
related
—
Jan 2, 2018
$2,500,000
Mohammad R Tabel
Tabel Akram Trust
Grant Deed
—
Jan 2, 2018
—
Mohammad R Tabel
Tabel,fatimah
Quit Claim Deed
related
—
Dec 29, 2017
$3,000,000
Alrahaman LLC
Aziz LLC
Grant Deed
$1,500,000 · Aziz LLC
Jun 23, 2017
—
Aziz LLC
—
Deed
related
$300,000 · Multi Oil INC
Apr 22, 2009
$2,675,000
Woody LLC
Fci Lender Services INC
Trustees Deed
related
—
Feb 19, 2008
$328,000
Sage Commercial Holdings LLC
Macr LLC
Grant Deed
related
—
Mar 30, 2007
$3,169,000
Macr LLC
Berry,carol L
Grant Deed
—
—
—
Macr LLC
—
Deed Of Trust
related
$7,092 · Woody LLC
—
—
Aziz LLC
—
Deed Of Trust
related
$300,000 · Multi Oil INC
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
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 835 Nuevo Rd?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
