20292 Riverside Dr
Presenting 20292 Riverside Dr
A rare residential kennel and live-work opportunity on Riverside Drive, one of Newport Beach's most distinctive and little-known enclaves — a corridor recognized for its concentration of residential dog kennels and pet-focused businesses. The single-story residence offers approximately 1,334 square feet with four bedrooms and two baths on an 8,105 square foot lot, built in 1955, with a detached two-car garage, natural gas heating, and no HOA. The established kennel operation is designed for flexibility and scalability: dogs may run free in secure outdoor areas or be housed in individual pens with structured exercise, grooming, and handling routines, making the layout well suited to boarding, breeding, training, grooming, daycare, or private use for show or personal dogs. Multiple residential kennel properties on this street have sold successfully, demonstrating buyer demand for this rare combination of residence and business potential. The investment appeal is underscored by an approximately $147 billion U.S. pet industry with continued growth in premium boarding, grooming, training, and wellness services. Located in Santa Ana Heights, minutes from John Wayne Airport, Fashion Island, and the Back Bay.
Rare Live-Work Kennel Property
A single-story Newport Beach residence on Riverside Drive with an established residential kennel operation — one of the few corridors in the city where pet-focused businesses are a recognized use.
8,105 Sq Ft Lot in Santa Ana Heights
A generous flat lot with secure fenced runs, covered patios, turf and hardscape yard areas, and a detached two-car garage supporting both home and business use.
Updated Four-Bedroom Residence
Approximately 1,334 square feet with four bedrooms, two baths, vaulted beamed ceilings, a fireplace, and a remodeled kitchen with a large island and stainless appliances.
Inside the Residence
How We Position This Home to the Market
Price the Business, Not Just the House
At 1,334 square feet, a purely residential comparison undersells this property. The campaign leads with the income-producing kennel use and the scarcity of that entitlement in Newport Beach.
Proven Buyer Pool on This Street
Multiple residential kennel properties on Riverside Drive have traded successfully, which establishes both precedent and a documented buyer audience for the next owner-operator.
Flexible Care Models
The layout supports boarding, breeding, training, grooming, daycare, or private show-dog use — free-run outdoor areas plus individual pens — so buyers can underwrite their own model.
A Resilient Growth Sector
The U.S. pet industry generates roughly $147 billion annually, with continued growth in premium boarding, grooming, training, and wellness. That macro story supports the valuation conversation.
Santa Ana Heights & Newport Beach
Santa Ana Heights
An equestrian- and business-friendly Newport Beach pocket of larger lots, wide streets, and mixed residential and light-commercial uses.
The Riverside Drive Corridor
A little-known enclave recognized among pet professionals for its concentration of residential kennels and pet-focused businesses.
Central Orange County Access
Minutes to John Wayne Airport, SR-73, the 405, Fashion Island, South Coast Plaza, and the Back Bay trail system.
Newport Beach Address
A Newport Beach mailing address with Santa Ana Heights lot sizes — a combination that draws both owner-operators and long-term investors.
Who We Reach for This Property
Kennel Owner-Operators
Breeders, trainers, groomers, and boarding operators looking for a turnkey facility with a residence on the same parcel.
Live-Work Entrepreneurs
Buyers who want to eliminate a commercial lease and consolidate home and business into one Newport Beach address.
Investors & 1031 Buyers
Purchasers underwriting cash flow from boarding and daycare income alongside long-term Newport Beach land appreciation.
Large-Lot Newport Buyers
Households drawn to an 8,105 square foot Santa Ana Heights lot with room to expand, add, or rebuild over time.
A Strategy Built for 20292 Riverside Dr
Professional Photography & Media
Architectural photography, twilight exteriors, aerial drone coverage, and a guided video walkthrough shot specifically for how buyers shop Newport Beach today.
Digital Pre-Launch
A private, shareable presentation page like this one goes out to my buyer database and to the agents most active in the neighborhood before the listing hits the open market.
First Team & Portal Syndication
Featured placement on FirstTeam.com plus full syndication to Zillow, Realtor.com, Redfin, Homes.com, and CRMLS with paid placement against high-intent local searches.
Targeted Buyer Outreach
Photography, aerials, and video that document both the residence and the kennel improvements, paid placement to pet-industry, live-work, and investor audiences across Southern California, and direct outreach to the operators and agents already active on the Riverside Drive corridor.
Gregg Perrah
Gregg Perrah is a Southern California REALTOR® with First Team Real Estate, serving Newport Beach and coastal Orange County and the surrounding coastal and inland communities. Gregg pairs hyper-local market knowledge with concierge-level marketing and a philosophy he has built his career on — People Before Things.
What Sellers Say About Working With Gregg
“I expect a lot from the real estate agent with whom I choose to work. They need to be knowledgeable, professional, likeable and willing and capable of adding significant value to what may be one of the most important transactions in your life. Gregg consistently exceeded my expectations.”
“With Gregg, he went out of his way for my wife and me. Always willing to help us out — every time he said he was going to take care of something, he followed through. We have family members who are realtors, but we went with Gregg.”
“You won't find a more honest, trustworthy and dependable person than Gregg Perrah. I met and developed a professional relationship with Gregg over nine years ago and I still call upon him to serve our clients.”
“I have searched a long time to find a real estate agent that not only works as hard as I do, but treats my money and investments like it was his. Gregg Perrah is that person. He pulls out all the stops when it comes to marketing your investment.”
“Gregg is the most hard-working, professional real estate agent I have ever met — providing excellent service, responding to questions in a timely manner, and continuously giving updates. A million thanks for the peace of mind.”