Perris Land for Sale - Moreno Valley/Perris
Sale Notes – 751 E Ellis Avenue, Perris, CA 92570
APN: 330-090-012
Lot Size: ±9.4 Acres (±409,464 SF)
Zoning: Light Industrial (LI) – City of Perris
Offered Price: $7,750,000
Seller Terms: Up to 80% seller financing, 25-year amortization, 10-year balloon
Overview
This offering presents a rare opportunity to acquire ±9.4 acres of Light Industrial-zoned land in the thriving City of Perris, California—one of the Inland Empire’s most active logistics and industrial submarkets. Located at 751 E Ellis Avenue, this parcel features flat, developable terrain, existing infrastructure at the site, direct freeway access via Redlands Avenue, and strong potential for rail connectivity.
Positioned strategically within the City’s planned industrial expansion area, the parcel is surrounded by ongoing and proposed industrial developments, including large-scale warehouse facilities and logistics centers. The site lies approximately 1.95 miles from the I-215 freeway and is situated within a key circulation corridor supported by regional infrastructure investment. Seller financing is available, offering favorable terms for developers or investors seeking capital-efficient acquisition options.
Key Features
Strategic Location: Just under two miles from the I-215 freeway, with direct access via Redlands Avenue. Ideal for regional trucking routes and distribution supply chains.
Zoning: Light Industrial (LI) — allows for manufacturing, logistics, warehouse, R&D, and various support services. Truck yards and outside storage may require a CUP.
Topography: Level and clear site conditions, ideal for immediate site planning and construction staging.
Utilities: Water, Electrical and telecommunications utilities available at the site. Sewer lines are located nearby for future tie-in.
Infrastructure Accessibility: Site is served by an improved segment of Ellis Avenue with existing curb, gutter, and paved access.
Rail Spur Potential
The subject parcel is directly adjacent to the BNSF rail line. Preliminary discussions and feasibility mapping have confirmed the viability of adding a rail spur to the site. This creates a valuable opportunity for transloading, intermodal logistics, or rail-served distribution—a rare feature among similarly sized land sites in the Inland Empire.
Surrounding Industrial Activity
The site lies within a zone experiencing accelerated industrial development. National and regional developers have initiated warehouse and logistics park construction within a one- to three-mile radius. Recent approvals for large-scale industrial projects signal the area’s momentum as a core industrial corridor.
Existing industrial neighbors include distribution centers and logistics yards. Adjacent sites are being prepared for warehouse development, and entitlement applications are underway for multiple nearby parcels. This locational synergy strengthens the site's long-term investment value and ensures demand for nearby infrastructure remains high.
Ellis Avenue Overcrossing Project
The subject site is located within immediate proximity to the Ellis Avenue Overcrossing Project—an infrastructure initiative led by the City of Perris and regional agencies to improve freight mobility and reduce rail-crossing delays. This overpass will replace the existing at-grade crossing at Ellis Avenue, allowing uninterrupted circulation for both freight and commuter traffic.
The overcrossing will enhance site access and reduce logistical friction, especially for trucking and last-mile distribution. For future industrial tenants, the improved roadway network will translate to faster turnarounds and more predictable scheduling, adding intrinsic operational value to the parcel.
Access & Transportation Efficiency
Freeway Access: 1.95 miles to I-215 via Redlands Avenue, a truck-friendly arterial with established capacity and signalized intersections.
Rail Proximity: Directly adjacent to BNSF main line; proposed spur under conceptual review.
Street Improvements: Ellis Avenue is paved and improved along the parcel’s frontage; lateral connection to Redlands Avenue ensures scalable access.
Metrolink Proximity: Near South Perris Metrolink Station, offering future potential for transit-adjacent land use benefits and workforce mobility.
Entitlement Readiness & Feasibility
While the parcel is currently unentitled, a completed feasibility study provides a detailed road map for development. Highlights include:
Zoning Confirmation: Confirmed as Light Industrial under the City of Perris zoning ordinance; consistent with General Plan.
Utility Mapping: Water, power, and telecom infrastructure identified and located. Sewer available nearby.
Transportation Reports: Truck detour and circulation routes reviewed. No major obstructions to site accessibility identified.
ALUCP Compliance: Parcel located in Airport Land Use Compatibility Plan Zone E—compatible with industrial use and subject to low-intensity restrictions only.
Use Potential
Given zoning, location, and infrastructure, the following development scenarios are well-supported:
Single-Tenant Distribution Warehouse
Speculative Industrial Development (±100K–200K SF range)
Truck Yard / Trailer Storage
Owner-User Flex / Light Manufacturing Facility
Rail-Served Transloading Facility
The flexible parcel dimensions and clean configuration allow multiple site planning options, supporting traditional dock-high warehouse, cross-dock, or outdoor-intensive uses.
Investment Summary
With seller financing available, infrastructure in place, and a strategic position within a growing industrial corridor, 751 E Ellis Avenue offers one of the few remaining mid-size developable parcels in the region. Regional support from public infrastructure, logistical demand from surrounding industrial users, and a flexible zoning code combine to make this site an ideal candidate for near-term development or longer-term hold.
This is a rare opportunity to secure industrial land in a high-growth area before surrounding entitlements drive land values further upward. All feasibility documentation, engineering exhibits, and entitlement guidance are available to qualified parties upon request.
