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Property profile & analytics
OFF-MARKET
Estimated value
$3,550,000
Strip malls
16100 Perris Blvd Moreno Valley, CA 92551-3302
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-2783005
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
2008
Construction
TILT-UP CONCRETE
Total area
14,530 SF
Lot
1.36 ac (59,241 SF)
Zoning code
CC
APN
312-360-005
UPID
US09-2783005
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
Current use
Occupant on record · Public records
-
Fitness 19 Gym & Fitness Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.60M
CAP Approach
CAP
$3.63M
Comparable Approach
Comparable
$4.69M
Blend (final)
Blend
$3.55M
Owner & transaction history
Perris Plaza LLC · 4 yrs held
Perris Plaza LLC
since 2021
Last sale
$3.6M
3 recorded transactions
Zoning & alternative use
CC · Moreno Valley, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$4.5M
+2.2%
Industrial (general)
$4.4M
+1.0%
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 Moreno Valley submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Moreno Valley 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
$3,420,000
ML approach
$3,600,000
CAP Approach
CAP Return
Estimation
6%
$3,925,000
6.5%
$3,625,000
7%
$3,365,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$4,355,000
Current use
RETAIL STORES
$4,450,000
Change: +2% · Conversion: Easy
INDUSTRIAL (GENERAL)
$4,400,000
Change: +1% · Conversion: Difficult
WAREHOUSE, STORAGE
$4,295,000
Change: -1% · Conversion: Difficult
Blend value · Realmo final
$3.55M
Range $3.20M – $3.91M · ±10% · vs last sale $3.55M (Dec 23 2021)
Last sale anchor
$3.55M
Dec 23 2021
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
$244 / 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
$42,534
Tax year 2024
Assessed value
$3,693,420
Assessed 2024
Previous assessed
$3,693,420
+0.0% YoY
Effective rate
1.15%
On assessed value
Assessed land
$1,144,440
Assessed improvement
$2,548,980
Applied tax rate
21.0000
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
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Status
Off-Market
Year built
2008
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
14,530 SF
Lot
1.36 ac (59,241 SF)
Zoning code
CC
APN
312-360-005
UPID
US09-2783005
Jurisdiction
RIVERSIDE
Zoning & alternative use
CC · Moreno Valley, CA
Zoning CC · permitted uses
CC · Moreno Valley, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Moreno Valley. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$4.4M
RETAIL STORES
Est. value
$4.5M
INDUSTRIAL (GENERAL)
Est. value
$4.4M
WAREHOUSE, STORAGE
Est. value
$4.3M
NEIGHBORHOOD: SHOPPING CENTER Current
RETAIL STORES
INDUSTRIAL (GENERAL)
WAREHOUSE, STORAGE
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
2008
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
1.36 ac
Current owner
From public records · entity-resolved
Perris Plaza LLC
Entity
Mailing address
2015 E VLY PKWY, ESCONDIDO, CA 92027-2709
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 23, 2021
$3,550,000
Perris Plaza LLC
Iris Partners LLC
Grant Deed
$2,275,000 · Golden State Bank
May 27, 2009
—
Iris Partners LLC
—
Deed Of Trust
related
$8,900,000 · Vineyard Bank
Nov 1, 2008
—
Owner Name Unavailable
Owner Name Unavailable
Quit Claim Deed
related
—
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.
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