The whole parcel is FEMA floodway and in MSHCP Criteria Cells — both covered below.

eXp Commercial · DRE #02086093

Aerials from the prior marketing package, capture dates to be confirmed · parcel line on USDA NAIP 2022 · slow push-in from a still, not video footage

One parcel. Light Industrial. A logistics corridor, with the constraints in plain view.

±9.40 AC offering

LI zoning

$7,750,000 · seller carry

100% FEMA floodway

Seller financing offered, per the seller: 80% carry with 20% down, 25-year amortization and a 10-year balloon; rate to be negotiated.

Aerial image of the 751 E Ellis Ave site area with neighboring industrial development

The land, in view.

Aerial image from the prior marketing package; capture date and source to be confirmed — conditions may have changed

3D exhibit block of the 751 E Ellis Ave parcel with the assessor boundary in yellow

3D exhibit · Blender 5.2

The site, turned in your hand.

One parcel.

±9.40 acres per the offering (8.96 AC in assessor GIS) on the south side of E. Ellis Ave.

Flat ground.

1,412.4 to 1,417.6 ft across the site — 5.2 ft of relief; about 94% is under 5% slope.

Floodway, disclosed.

The whole parcel is FEMA Zone AE regulatory floodway; the base flood elevation is 1,420 ft.

Industrial next door.

LI zoning. IDI Site 3 is under construction to the north; Newcastle Industrial is under review to the west.

3D visualization from USGS 3DEP 1 m elevation + USDA NAIP imagery · vertical exaggeration 3x · yellow = Riverside County Assessor boundary · not a photograph, not a survey

±9.40 ACAPN 330-090-012LI zoning · LI General Plan$7,750,000 · seller financing5.2 ft relief100% FEMA floodway disclosedMSHCP Criteria Cells 3276 / 3277EMWD water & sewer service area±9.40 ACAPN 330-090-012LI zoning · LI General Plan$7,750,000 · seller financing5.2 ft relief100% FEMA floodway disclosedMSHCP Criteria Cells 3276 / 3277EMWD water & sewer service area

GIS sheet AC-1: Airport compatibility & access

GIS sheet U-1: Utilities & service areas

GIS site analysis

Fourteen sheets, one scroll.

Built in QGIS 3.44 and Blender 5.2 from County, City, FEMA, RCA, EMWD, USFWS, USGS 3DEP, USDA NAIP and NRCS SSURGO data. Desktop screening, not a survey.

The ground, up close.

Slow digital push-in on a still aerial image from the prior marketing package — not video footage. Capture date and source to be confirmed.

The Offering

Offered at $7,750,000

Ownership offers ±9.40 acres of Light Industrial land in the City of Perris, with seller financing available.

The offering states ±9.40 acres (409,464 sf); the Riverside County Assessor GIS parcel measures 8.96 acres (390,307 sf). A survey and title report should settle the basis. Zoning and General Plan per City of Perris GIS; flood per FEMA NFHL; MSHCP per RCA GIS; all retrieved Oct. 12, 2026. Price and financing terms per the seller.
Price	$7,750,000 — $18.93/sf on the offering area; $19.86/sf on the GIS area
Seller financing	80% carry ($6,200,000); 20% down ($1,550,000); 25-year amortization; 10-year balloon; rate to be negotiated
Jurisdiction	City of Perris, Riverside County
APN	330-090-012
Site area	±9.40 acres (409,464 sf) per offering · 8.96 acres per assessor GIS
Zoning	LI — Light Industrial
General Plan	Light Industrial (plan designation) · existing use: vacant land
Flood (FEMA)	Entire parcel in Zone AE regulatory floodway; FIRM panel 06065C1440H, effective Aug. 18, 2014; base flood elevation 1,420 ft
Frontage	E. Ellis Ave on the north line (City truck route)
Water / sewer	Inside EMWD water and sewer service areas (will-serve to be obtained)
Biological	Western Riverside MSHCP Criteria Cells 3276 and 3277; whole site in a Criteria Area Species survey area
Schools	Perris Elementary / Perris Union High School District

Aerial photo with the assessor parcel line for APN 330-090-012 on the south side of E. Ellis Ave — Aerial parcel exhibit · USDA NAIP 2022 imagery with the Riverside County Assessor parcel line (select to enlarge)

Location

On E. Ellis Avenue, west of I-215

I-215 mainline about 0.3 mi east
Case Rd truck route about 0.3 mi southwest
Site centroid approx. 33.7712 N, 117.2072 W

Straight-line distances, not drive distances (Riverside County and City of Perris GIS).

Open the location in Google Maps

Aerial context map with City-mapped development sites numbered 1 to 8 around the subject parcel — Aerial context · City-mapped development sites (numbers match the pipeline sheet DP-1; not a zoning map)

Why 751 E Ellis

Four reasons to look closely

Industrial zoning in place

LI zoning and an LI General Plan designation across the parcel — industrial use needs no General Plan amendment or zone change (City of Perris GIS).

A logistics neighborhood

About 12.8 million sf of industrial buildings in City records within 1.6 miles, including IDI Site 3 directly across Ellis Ave.

Seller financing

$1,550,000 down with an 80% seller carry, 25-year amortization and a 10-year balloon; rate to be negotiated.

Flat ground

5.2 ft of relief across the site on the USGS 1-m elevation model (1,412.4–1,417.6 ft); about 94% of the site is under 5% slope. Not a survey.

City of Perris

A growing Riverside County city

83,237Residents (July 2025)

+5.8%Population growth since April 2020

$88,911Median household income

4.13Persons per household

64.8%Residents 16+ in the labor force

68.8%Owner-occupied housing

U.S. Census Bureau QuickFacts, Perris city (V2025 population; income, household, labor force and housing 2020–2024).

Entitlement Path

Industrial zoning, two constraints to resolve

Industrial use fits the LI zoning and General Plan. What decides a project here is the FEMA regulatory floodway, which covers the whole parcel, and the parcel's location in MSHCP Criteria Cells 3276 and 3277. In a floodway, fill and new structures need an engineering analysis showing no increase in the base flood elevation (44 CFR 60.3(d)(3)). Criteria Cell land goes through the MSHCP consistency review, which can require conservation on part of a site.

Pre-application meeting with City of Perris Planning
Floodway no-rise analysis and floodplain development permit (confirm with the City; CLOMR / LOMR with FEMA if needed)
MSHCP consistency: HANS / RCA Joint Project Review; habitat assessment and plant surveys
Development Plan Review; CUP for warehouses over 50,000 sf, truck yards or outdoor storage
Airport land use consistency may apply (March ARB Zone D; Perris Valley Zone E)
Geotechnical study for expansive, corrosive clay soils
CEQA review (document type to be determined)

Illustrative building envelope · code maximums × land area

Basis	Land sf	50% coverage	0.75 FAR
Offering ±9.40 ac	409,464	204,732	307,098
Assessor GIS 8.96 ac	390,307	195,154	292,730

Arithmetic only, before floodway, MSHCP, setbacks, parking, truck courts and storm water. LI standards per Perris Municipal Code §19.44.030 as published online (0.75 FAR, 50% coverage, 50 ft height); verify against the adopted code. Not a site plan, entitlement or estimate of value.

Planned I-215 / Ellis Ave overcrossing: the City's May 2025 EIR notice describes extending Ellis Ave east over I-215 to San Jacinto Ave, with construction anticipated to begin in 2031. EIR in preparation and not approved as of that notice; current status to be confirmed.

Surrounding Development · For context only

Industrial projects nearby

Industrial projects in the City of Perris development site records within 1.6 miles: about 6.1 million sf under construction, 1.1 million sf approved and 5.5 million sf under review. Statuses are as published by the City and not confirmed with staff (the Newcastle record lists "under review" with an approval date of 11/6/2024). Distances are straight-line, edge to edge.

Project	Industrial sf	Status	Distance
IDI Site 3	2,797,522 sf	Under construction	0.02 mi
Newcastle Industrial	643,419 sf	Under review	0.14 mi
New Perris Commerce Center	3,681,020 sf	Under review	0.32 mi
Perris Valley Airport Logistics	867,070 sf	Under review	0.39 mi
DPR16-00016	6,100 sf	Under construction	0.74 mi
IDI Site 1 Prologis	754,139 sf	Approved	0.98 mi
Waypoint Industrial	352,177 sf	Under review	1.17 mi
CSLM Construction	6,115 sf	Approved	1.24 mi
IDI Site 2	3,345,217 sf	Under construction	1.27 mi
Blue Marquise	350,000 sf	Approved	1.33 mi

City of Perris Development_Site_Locations layer, retrieved Oct. 12, 2026; square footage as stated in each project description (current figure where a modification is listed). Excludes projects that do not state warehouse square footage.

Map of City-mapped development sites within about 1.6 miles of the subject, color-coded by status — Exhibit G-3 · Development pipeline (select to open sheet DP-1)

Terrain

Flat, and below the flood elevation

The 1-m USGS 3DEP elevation model ranges from 1,412.4 ft to 1,417.6 ft across the parcel — 5.2 ft of relief — and about 94% of the site is under 5% slope. The FEMA base flood elevation at the site is 1,420 ft, so existing grade sits about 2.4 to 7.6 ft below it. Not a topographic survey; buyers should commission their own.

USGS 3DEP 1-m DEM, contours and slope derived in QGIS 3.44; FEMA NFHL cross-section AQ.

GIS sheet EX-1: existing topography with 2-ft and 10-ft contours — GIS sheet EX-1 · Existing topography (select to enlarge)

Exhibits

GIS site analysis sheets

Built in QGIS 3.44 and Blender 5.2 from official County, City, EMWD, FEMA, RCA, USFWS, USGS and NRCS GIS data — not a survey, title report or entitlement determination. Select a card to enlarge.

Source links

Contact

Request the Offering Memorandum

Interested buyers may request the OM and submit offers through the listing broker.

Chad Nasir
Vice President of Land & Acquisition
eXp Commercial of California, Inc.
DRE #02086093
(949) 358-0056
sales@realestateca.org

500 Technology Dr Suite 307, Irvine, CA 92618