Riverside, California
Riverside County publishes every parcel's value but no owner names, and its Assessor-Recorder site shuts out our agent; the City's audited report names the largest taxpayers, Tyler Mall LP and CPT Riverside Plaza among them, while a 2024 CMBS prospectus puts Brookfield and Illinois teachers' pension money behind the Galleria at Tyler.
7 buildings · 6 with an owner established · 27 sources · 5 tier B · 2 tier A · prepared 2026-10-13
Can you find out who owns it?
California has no public title register: ownership is proved by deeds recorded with the County Recorder, and the County Assessor keeps the roll. In Riverside County both sit with the Assessor-County Clerk-Recorder, whose website's robots.txt excludes AI agents, so its fees and data products were not read. The County does publish its parcel map as open data with land and improvement values, use class and tax rate area, but no owner name and no sale price. Under Proposition 13 a sale resets the roll value, and the City's audited report reprints the ten largest taxpayers each year: the only free document read that names private owners.
Is ownership public?Public, but one paid search at a time
Cost of one title searchNot available at any price
Bulk ownership dataNone published
Sale pricesNo transaction data published
1
The marquee buildings
The towers that set the tone of the core, and who holds them. A price is the price a document states, on the date it states — not an estimate of what the building is worth now.
| Building | Use | Owner | Owner type | Last price paid |
|---|---|---|---|---|
| The Mission Inn Hotel & Spa 3649 Mission Inn Ave, Riverside, CA 92501 2.5 acres (main hotel parcel) |
Hotel | San Manuel Investment Authority (Yuhaaviatam of San Manuel Nation) A National Historic Landmark. RaincrossSquare reports that the tribe announced on 29 May 2026 that the San Manuel Investment Authority had completed its purchase from Historic Mission Inn Corporation, owner since 1992 (Wikipedia). Pyramid Global Hospitality manages it, so it is the operator, not the owner. The tribe's own release sits behind a WAF/CAPTCHA page and was not read, hence tier B. Wikipedia cites press reports that County filings show $33.2M. That price comes from a newspaper, not a document read, so no acquisition price is given. The County's open roll layer values the hotel parcel at $26.83M. |
Government | —B |
| Galleria at Tyler 1299 Galleria at Tyler, Riverside, CA 92503 1,188,083 sq ft mall; 565,913 sq ft is loan collateral |
Retail | Tyler Mall Limited Partnership (Brookfield Properties Retail Holding LLC and the Teachers' Retirement System of the State of Illinois) 50% / 50% per the prospectus The Benchmark 2024-V5 CMBS prospectus names Tyler Mall Limited Partnership as borrower. Its sponsors, Brookfield Properties Retail Holding LLC and Illinois TRS, 'each of which owns a 50% interest'. It also calls GGP-TRS L.L.C. the borrower's '100% owner', so the filing is inconsistent. Loan: $150M at 7.919%, interest-only to 1 Jan 2029. As-is appraisal $300M (12 Oct 2023). That is an appraisal, not a price. The City's FY2025 ACFR ranks 'Tyler Mall LP' its 3rd-largest taxpayer at $244.5M. The JCPenney, Macy's, Forever 21 and Furniture City anchors are not collateral. Copper Property CTL Trust lists the former JCPenney parcel here. |
REIT | —A |
| Riverside Plaza Central Ave, Riverside, CA 92506 (street number not established from a source read) 475,211 sq ft (2012) |
Retail | CPT Riverside Plaza LLC The City's FY2025 ACFR lists 'CPT Riverside Plaza LLC' as its 5th-largest property owner ($177.6M taxable value). In FY2016 the list had 'Vestar Riverside Plaza LLC' ($84.4M). REBusinessOnline (1 Oct 2012) reported the sale of the 475,211 sq ft center to a Vestar / UBS Global Asset Management fund joint venture for $84.8M. That price belongs to the 2012 buyer, not the current one, so it is not shown as this owner's acquisition. The ACFR does not name the parcels, so the link between the LLC and this center rests on the name alone (tier B). The parent of CPT Riverside Plaza LLC was not established. It is not in Copper Property CTL Trust's Schedule III. |
Private company | —B |
| Fox Performing Arts Center (Fox Theater) 3801 Mission Inn Ave, Riverside, CA 92501 1,646 seats |
Civic | City of Riverside The City's FY2025 ACFR records a Public Parking Fund and Civic Entertainment Fund loan for the Fox Entertainment Plaza project, 'secured with collateral of the Fox Theater, Fox Entertainment Plaza, and Parking Garage No. 7' ($9.96M outstanding, 3.85%, to Dec 2031). Wikipedia's infobox gives the owner as City of Riverside and the operator as Live Nation, and says 'In 2006, the City of Riverside acquired the property'. No price is stated. The theater opened in 1929 and reopened in 2010 after the City's 'Riverside Renaissance' renovation. Tier B: no deed was read, and the collateral pledge implies ownership without saying so. |
Government | —B |
| Riverside Convention Center 3637 5th St, Riverside, CA 92501 |
Civic | City of Riverside The City's FY2025 ACFR: in July 2012 the City secured $41.65M from BBVA Compass (raised to $44.65M in 2014) for 'the renovation and expansion of the Riverside Convention Center (Civic Entertainment Fund) secured with collateral of the convention center facility'. $23.0M was outstanding at 30 June 2025. Wikipedia's infobox instead names the 'Riverside Convention and Visitors Bureau' as owner. The ACFR is preferred: the City pledges the facility and accounts for it in its own enterprise fund. The bureau is treated as operator. Tier B: no deed was read. |
Government | —B |
| University of California, Riverside (main campus) 900 University Ave, Riverside, CA 92521 nearly 1,200 acres |
Institutional | The Regents of the University of California UCR's own About page: 'our nearly 1,200-acre campus' at 900 University Ave. The page footer is '(c) 2026 Regents of the University of California'. The Census geocoder places the address inside Riverside city limits. Wikipedia gives 1,112 acres for the main campus (East about 600, West 511). Title to UC land sits with The Regents as the University's corporate body. That rests on UC's constitutional status, not on a deed or inventory read, so tier B. UCR is the 4th-largest employer in the City's FY2025 ACFR (5,137). |
Government | —B |
| Riverside Historic Courthouse 4050 Main St, Riverside, CA 92501 |
Civic | Not established a paid title search would answer it The address geocodes inside the city (Census geocoder). Under California's Trial Court Facilities Act many county courthouses were transferred to the Judicial Council, but whether this one was could not be read from a document. The Superior Court's location page returned a Cloudflare block. A County Board of Supervisors item on media.rivcocob.org was not fetched because that host's robots.txt returned a server error. The owner of record is on the County roll and in recorded deeds. The Assessor-Clerk-Recorder site's robots.txt excludes our agent, so the owner is left blank. |
Not established | —A |
2
The core land
The most valuable ground in the city, and what the public record says about it.
Riverside County publishes its parcel map as open data with each parcel's land and improvement values, class code and tax rate area, but no owner name. Owner names appear in free public form only in the City's audited ACFR, which reprints the ten largest taxpayers from the County's combined roll. Figures marked 'roll layer' were computed from the County's PARCELS_CREST layer for parcels in tax rate areas numbered 009xxx. Seven spot-checked addresses in those areas geocode inside the city, and three March-area parcels outside them do not. The layer's date is not stated, and its values are the roll's land and structures values, not market prices.
City of Riverside net taxable assessed value, FY2025$28.50B
Secured $42.87B plus unsecured $2.34B, less $16.71B of exemptions. Up from $18.50B in FY2016. Source: City ACFR FY2025, Table 8 (from the Riverside County Auditor-Controller).
Ten largest property taxpayers, FY2025$1.97B, 4.53% of the roll
In order: Riverside Healthcare System $350.0M; Target Corporation $259.8M; Tyler Mall LP $244.5M; Nordstrom Inc $221.1M; CPT Riverside Plaza LLC $177.6M; La Sierra University $165.5M; TA Lance Drive LLC $141.2M; Rohr Inc $139.2M; 490 Columbia $138.2M; Corona Pointe Resort LLC $134.9M. The FY2016 top ten were $1.09B (4.25%). City ACFR FY2025, Table 10, from the County's 2024/25 combined rolls and the SBE non-unitary roll.
Highest-valued parcel inside the city (roll layer)$183.9M
2301 Galleria at Tyler, 'CT-Regional Shopping Center', 13.14 acres, land $10.6M plus structures $173.4M. The mall's three parcels together total $205.5M. Larger warehouse parcels on Meridian Pkwy and Cactus Ave ($287.1M and $267.4M) carry Riverside addresses but lie outside the city in the March area. County PARCELS_CREST layer, read October 2026.
All parcels in city tax rate areas (roll layer)$46.13B land and structures, 72,748 parcels, 33,868 acres
Land $12.21B and structures $33.92B before exemptions, across 33,868 acres of parcels. 174 parcels (1,711 acres) carry an agricultural class code. Gross, so not comparable one-for-one with the ACFR's net figure. County PARCELS_CREST layer.
City-owned land at historical cost, 30 June 2025$485.6M
Governmental activities $382.0M plus business-type activities $103.5M, a non-depreciated capital asset. City ACFR FY2025, Note 4.
3
Who owns the town
At this scale the significant owner is rarely a trust or a fund: it is one or two local holding companies, a family in its second or third generation, and often the land around the town rather than the buildings in it.
Inside Riverside the largest holders named in documents are public: the City and its utility, the University of California and the school and college districts. Private holders appear only in the City's ten-largest-taxpayer list, which gives value but not acreage. The County's open parcel layer has no owner field, and the Assessor-Clerk-Recorder site excludes our agent by robots.txt, so acreage by owner could not be counted. March Air Reserve Base is outside the city: it is an unincorporated census-designated place, and its coordinates geocode to no incorporated place. Every spelling of an entity is grouped under one name.
| Name | Type | Holdings as stated |
|---|---|---|
| City of Riverside (incl. Riverside Public Utilities) FY2025 ACFR: parks acreage 3,027.6 (up from 2,926.8 in FY2016), 15 community centers, 14 fire stations, 890.9 miles of streets. Land on the books is $382.0M (governmental) plus $103.5M (business-type), at cost. RPU's own FY2025 report carries electric-utility land at $56.5M and water-utility land at $20.9M. The City also owns the Fox Theater and Convention Center (pledged as loan collateral) and the Galleria at Tyler public parking structure financed by 2006 COPs. |
Government | 3,027.6 acres of parks; land at cost $485.6MA |
| The Regents of the University of California (UC Riverside) UCR's own figure. Wikipedia gives 1,112 acres for the main campus, about 295 of which are citrus groves and row crops on West Campus. That farmland belongs to the University, not to a private grower. |
Government | nearly 1,200 acresB |
| Riverside Healthcare System The City's largest taxpayer, up from $146.1M (rank 2) in FY2016. The ACFR gives no parcels and no parent. Riverside Community Hospital appears in the FY2016 employer list, but the ACFR does not tie the two, so no hospital is named here. |
Private company | $350.0M taxable value, rank 1 (FY2025)A |
| La Sierra University City ACFR, up from $106.1M (rank 4) in FY2016. A private university holding taxable property. The ACFR does not say which parcels or why they are taxable. |
Institution | $165.5M taxable value, rank 6 (FY2025)A |
| Riverside Unified School District The City's FY2025 ACFR gives employment only. No district land inventory or capital-asset note was read, so no acreage is claimed. |
Government | 6,562 employees (rank 2 employer)A |
| Alvord Unified School District City ACFR FY2025. Alvord's debt rate is levied on Riverside property, per Table 9. No land figure was read. |
Government | 1,898 employees (rank 6 employer)A |
| Riverside Community College District (Riverside City College) City ACFR FY2025, which also shows RCCD's debt-service rate on the roll. No land inventory was read. |
Government | 1,350 employees (rank 7 employer)A |
| County of Riverside The county seat. The City's ACFR shows the County as the largest employer, up from 11,956 in FY2016. The County's own ACFR sits on auditorcontroller.org, which served a Cloudflare challenge, so no County land figure for the city was read. |
Government | 25,345 employees (rank 1 employer)A |
5
Who builds the houses
New-home building in this market: the volume, and the firms behind it. Ownership of a builder matters as much as its volume — a private-equity platform and a family firm behave differently.
Riverside is largely built out, so new housing in the city is modest next to the rest of the Inland Empire. Census permits for the city: 2023, 312 single-unit and 635 units in 29 buildings of 5+. 2024, 331 single-unit and 688 units in 8 buildings of 5+. 2025, 160 single-unit, 12 two-unit, 27 in 3-4 unit and 71 in 5+ buildings. January-August 2026, 225 single-unit, 4 in one 3-4 unit building and 229 units in 11 buildings of 5+ (Census shows 5 months reported, the rest imputed). The unincorporated county around the city permits far more: 1,370 single-unit homes in 2025. The City's permit data host is excluded by robots.txt for dataset pages, so no permit naming a builder was read. Public builders report only regional segments.
| Name | Type | Riverside presence / homes |
|---|---|---|
| D.R. Horton Its FY2025 10-K lists 'Riverside County' among its California markets, next to San Bernardino County and Los Angeles County. The Southwest region (Arizona, California, Hawaii, Nevada, New Mexico) closed 9,504 homes at an average $481,200, down from 10,135. No city or county figure is given, and whether any of these homes are inside Riverside city limits is not stated. |
Public company | 9,504 homes closed, Southwest region FY2025A |
| Blackstone Real Estate Income Trust (rental housing) BREIT's FY2025 Schedule III groups property by market. For 'Riverside, CA' it lists 5 multifamily properties (gross $462.8M), 215 single-family rental homes ($136.3M) and 7 affordable-housing properties ($101.3M). The market label is metropolitan, not city limits, and no addresses are given. BREIT is an owner of homes, not a builder. It is shown because it is the largest stated holder of rental housing in the Riverside market. |
REIT | 215 single-family rental homes; 5 multifamily; 7 affordable (Riverside, CA market)A |
6
Commercial landlords
The commercial side, counted separately from housing: who holds the office, retail and industrial floor area.
Riverside's taxable value is spread thin: the ten largest taxpayers hold 4.5% of the roll. The commercial owners that file are a mall partnership, industrial REITs on the east side (Columbia Ave, Sycamore Canyon) and a government-lease REIT. The giant logistics parcels with Riverside addresses on Meridian Parkway and Cactus Avenue lie in the March area, outside the city. Every address below was checked against city limits with the Census geocoder unless the note says otherwise. Floor area and cost are as each filing states them.
| Name | Type | Floor area / stated value |
|---|---|---|
| Tyler Mall Limited Partnership (Brookfield Properties Retail / Illinois TRS) Galleria at Tyler, 1299 Galleria at Tyler. Per the 2024 CMBS prospectus, 565,913 sq ft is loan collateral and the anchors are not. The City lists 'Tyler Mall LP' as its 3rd-largest taxpayer, $244.5M (FY2025). |
REIT | 1,188,083 sq ft mall; $300M appraisal (2023)A |
| CPT Riverside Plaza LLC Listed by the City's ACFR as a property owner. The ACFR names no parcels and no parent; see the Riverside Plaza entry. |
Private company | $177.6M taxable value, rank 5 (FY2025)A |
| First Industrial Realty Trust Schedule III, FY2025: 6150 Sycamore Canyon Blvd (acquired 2015, gross $13.2M), 930 Columbia Ave (2019, $6.0M) and 680 Columbia Ave (2022, $6.0M), all inside city limits. A fourth row, 7105 Old 215 Frontage Road (2017, $17.2M), did not geocode and is not counted. Book cost, not sale prices. |
REIT | 3 properties in the city, $25.2M gross carrying amountA |
| Copper Property CTL Pass Through Trust Schedule III, FY2025: 'Galleria at Tyler, Riverside, CA, Retail' (the former J.C. Penney anchor), land $8.8M and building $1.6M. |
Public company | $10.4M gross carrying amountA |
| Rexford Industrial Realty FY2025 10-K: 6750 Unit B - 6780 Central Ave, Riverside, warehouse/light manufacturing built 1978, 100% leased, ABR $682,454. Schedule III also lists '6750 Unit C - 6780 Central Ave.' (acquired 2007, gross $1.9M). Rexford's large Inland Empire holdings (9.5M sq ft in Inland Empire West) lie in other cities. |
REIT | 2 buildings, 33,258 sq ftA |
| Easterly Government Properties FY2025 10-K: 'DEA - Riverside', Riverside, CA, a specialized facility leased to the Drug Enforcement Administration to 2032, annualized rent $1.88M. The filing gives no street address, so whether it lies inside city limits was not checked. |
REIT | 34,354 sq ftA |
?
Looked for and not found
Claims this page would have made if a source could be opened. They are left out rather than guessed.
- The Riverside County Assessor-County Clerk-Recorder's fees, roll products and any stated policy on owner names online (Government Code 6254.21 / 7928.205). Its site excludes our agent by robots.txt, so titleSearchFee and bulkOwnership are null and ownershipPublic follows the California pattern. It was not read from the register itself.
- The Mission Inn price. Wikipedia cites Press-Enterprise reporting that County filings show $33.2M (June 2026), and RaincrossSquare says terms were not disclosed. No deed or primary release was read, so no price is given. The roll layer's $26.83M for the hotel parcel does not match it.
- Who stands behind CPT Riverside Plaza LLC, and when it bought Riverside Plaza. The 2012 $84.8M sale went to a Vestar / UBS fund joint venture. CPT is not in Copper Property CTL Trust's filings.
- Riverside County Administrative Center (4080 Lemon St) and Historic Courthouse (4050 Main St). Both geocode inside the city, but no County or Judicial Council document stating title could be read.
- March Air Reserve Base: federal, but outside the city (unincorporated CDP). The large logistics parcels with Riverside mailing addresses on Meridian Parkway, Cactus Avenue and Caroline Way sit in the same area and are not city property.
- Western Municipal Water District, RCTC, Union Pacific and BNSF holdings inside the city: no inventory read, and the open parcel layer has no owner field.
- Ares Industrial REIT's 'Harvill Industrial Center in Riverside, CA' and Sun Communities' 'Rancho Caballero, Riverside, CA' (gross $31.0M): addresses not given in the filings, so whether they lie inside city limits was not checked. Harvill Avenue runs through unincorporated Mead Valley.
- BREIT's 'Riverside, CA' market rows (19 industrial properties, gross $543.5M; one retail property, $46.8M): metropolitan, so the city's share is unknown.
- Builder-by-builder home counts inside the city: City permit datasets are excluded by robots.txt, and public builders report regions only.
§
Sources
- Annual Comprehensive Financial Report FY2025, Statistical Section: Table 8 assessed value 2016-2025, Table 10 principal property taxpayers (2025 and 2016), Table 21 principal employers, Table 24 capital asset statistics — City of Riverside, Finance Department · openA
- Annual Comprehensive Financial Report FY2025, Notes to Basic Financial Statements: Note 4 capital assets (land); notes payable secured by the Fox Theater, Fox Entertainment Plaza and Parking Garage No. 7; Convention Center financing secured by the convention center facility; 2006 Galleria at Tyler public-improvement COPs — City of Riverside, Finance Department · openA
- Riverside Public Utilities, Electric and Water Utilities Financial Report FY2025: utility plant incl. land — City of Riverside (Riverside Public Utilities) · openA
- Benchmark 2024-V5 Mortgage Trust prospectus (424B2, 23 Jan 2024): Galleria at Tyler whole loan - borrower Tyler Mall Limited Partnership; sponsors Brookfield Properties Retail Holding LLC and Teachers' Retirement System of the State of Illinois; $300M as-is appraisal (12 Oct 2023); $150M loan at 7.919% to Jan 2029 — SEC EDGAR · openA
- Benchmark 2024-V5 Mortgage Trust Form 10-K for 2025: Galleria at Tyler Mortgage Loan about 4.0% of the pool; pari passu notes in BANK5 2024-5YR6 — SEC EDGAR · openA
- Riverside County Assessor open-data parcel layers (OpenData/Assessor MapServer): PARCELS (APN and FLAG only) and PARCELS_CREST (situs, class code, acreage, tax rate area, LAND and STRUCTURES values; no owner name field) — Riverside County Assessor / RCIT · openA
- The Mission Inn Hotel & Spa - 'The owner from 1992 to 2026 was Historic Mission Inn Corporation'; San Manuel purchase announced 4 May 2026 — Wikipedia · openB
- Riverside's historic Mission Inn sold to local tribe (10 May 2026, updated 6 June 2026): completion of the sale from Historic Mission Inn Corporation to the San Manuel Investment Authority announced by the tribe on 29 May 2026; financial terms not disclosed — RaincrossSquare.com · openB
- SMIA Enters Into Agreement to Purchase Historic Mission Inn Hotel & Spa in Riverside (tribe's own release) - WAF block / CAPTCHA page, not read — Yuhaaviatam of San Manuel Nation · blockedC
- Riverside Plaza sells for $84.8M (1 Oct 2012): 475,211 sq ft center sold to a joint venture of Vestar and a fund advised by UBS Global Asset Management; seller Westminster Funds — REBusinessOnline (France Media) · openA
- Fox Performing Arts Center - infobox: 3801 Mission Inn Avenue, Owner City of Riverside, Operator Live Nation; 'In 2006, the City of Riverside acquired the property' — Wikipedia · openB
- Riverside Convention Center - infobox: 3637 5th St; 'Owner: Riverside Convention and Visitors Bureau'; built/opened 2014 — Wikipedia · openB
- About UCR: 'on our nearly 1,200-acre campus'; 900 University Ave., Riverside, CA 92521; (c) 2026 Regents of the University of California — University of California, Riverside · openA
- University of California, Riverside - campus 1,112 acres main campus (East ~600, West 511), 2,131 acres in infobox — Wikipedia · openB
- March Air Reserve Base - March ARB is a census-designated place (unincorporated); coordinates 33.889 N 117.260 W — Wikipedia · openB
- Census Geocoder (Incorporated Places layer): city-limit checks of marquee and REIT addresses; Galleria at Tyler and March ARB by coordinates — U.S. Census Bureau · openA
- Building Permits Survey, place-level annual and year-to-date files (West Region): Riverside city (FIPS place 62000), 2023, 2024, 2025 and Jan-Aug 2026 — U.S. Census Bureau · openA
- First Industrial Realty Trust Form 10-K 2025, Schedule III: 6150 Sycamore Canyon Blvd, 7105 Old 215 Frontage Road, 930 Columbia Ave and 680 Columbia Ave, Riverside, CA — SEC EDGAR · openA
- Rexford Industrial Realty Form 10-K 2025: 6750 Unit B - 6780 Central Ave., Riverside, 2 buildings, 33,258 sq ft (Inland Empire East) — SEC EDGAR · openA
- Copper Property CTL Pass Through Trust Form 10-K 2025, Schedule III: Galleria at Tyler, Riverside, CA, retail (former J.C. Penney property), gross $10.384M — SEC EDGAR · openA
- Blackstone Real Estate Income Trust Form 10-K 2025, Schedule III: market 'Riverside, CA' rows - multifamily, single-family rental, affordable housing, industrial, retail — SEC EDGAR · openA
- Easterly Government Properties Form 10-K 2025: DEA - Riverside, Riverside, CA, specialized facility, 34,354 sq ft, lease expiry 2032 — SEC EDGAR · openA
- Sun Communities Form 10-K 2025, Schedule III: Rancho Caballero, Riverside, CA (manufactured housing, acquired 2016) — SEC EDGAR · openA
- D.R. Horton Form 10-K FY2025 (year to 30 Sep 2025): 'Riverside County' listed among California markets; Southwest region 9,504 homes closed — SEC EDGAR · openA
- Riverside County Assessor-County Clerk-Recorder website - robots.txt disallows anthropic-ai, ClaudeBot and Claude-Web from the whole site; not read — Riverside County Assessor-County Clerk-Recorder · blockedA
- Galleria at Tyler - infobox: 1299 Galleria at Tyler, opened 12 Oct 1970, developer The Hahn Company, owner/manager GGP (stale; GGP is now part of Brookfield) — Wikipedia · openB
- Annual Comprehensive Financial Reports index (FY2010-FY2025) — City of Riverside, Finance Department · openA