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Property profile & analytics
OFF-MARKET
Estimated value
$5,645,000
Strip malls
16110 Perris Blvd Moreno Valley, CA 92551-3301
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-2479990
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
2008
Construction
WOOD
Total area
14,623 SF
Lot
2.2 ac (95,832 SF)
APN
312-360-006
UPID
US09-2479990
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
-
Freeway Insurance Insurance Agency
-
Mr You Express Restaurant
-
Subway Take-out & Catering Catering Service
-
American National Insurance Insurance Agency
-
Furniture Palace Furniture & Home Goods Home Decor Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$5.65M
CAP Approach
CAP
$3.65M
Comparable Approach
Comparable
$6.65M
Blend (final)
Blend
$5.65M
Owner & transaction history
Perris Iris Property LLC · 4 yrs held
Perris Iris Property LLC
since 2021
Last sale
$5.7M
2 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$9.1M
+107.1%
Apartment house (5+ units)
$8.6M
+95.4%
Auto repair, garage
$6.3M
+44.0%
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
$5,500,000
ML approach
$5,650,000
CAP Approach
CAP Return
Estimation
6%
$3,950,000
6.5%
$3,645,000
7%
$3,385,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$4,385,000
Current use
RESTAURANT
$9,080,000
Change: +107% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$8,565,000
Change: +95% · Conversion: Difficult
AUTO REPAIR, GARAGE
$6,315,000
Change: +44% · Conversion: Difficult
RETAIL STORES
$4,480,000
Change: +2% · Conversion: Easy
INDUSTRIAL (GENERAL)
$4,425,000
Change: +1% · Conversion: Difficult
WAREHOUSE, STORAGE
$4,320,000
Change: -1% · Conversion: Difficult
Blend value · Realmo final
$5.65M
Range $5.08M – $6.21M · ±10% · vs last sale $5.71M (Dec 10 2021)
Last sale anchor
$5.71M
Dec 10 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
$386 / 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
$68,176
Tax year 2024
Assessed value
$5,940,684
Assessed 2024
Previous assessed
$5,940,684
+0.0% YoY
Effective rate
1.15%
On assessed value
Assessed land
$1,196,460
Assessed improvement
$4,744,224
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
WOOD
Heating
NONE
Stories
1
Total area
14,623 SF
Lot
2.2 ac (95,832 SF)
APN
312-360-006
UPID
US09-2479990
Jurisdiction
RIVERSIDE
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$4.4M
RESTAURANT
Est. value
$9.1M
APARTMENT HOUSE (5+ UNITS)
Est. value
$8.6M
AUTO REPAIR, GARAGE
Est. value
$6.3M
RETAIL STORES
Est. value
$4.5M
INDUSTRIAL (GENERAL)
Est. value
$4.4M
WAREHOUSE, STORAGE
Est. value
$4.3M
NEIGHBORHOOD: SHOPPING CENTER Current
RESTAURANT
APARTMENT HOUSE (5+ UNITS)
AUTO REPAIR, GARAGE
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
WOOD
Heating
NONE
Stories
1
Lot
2.2 ac
Current owner
From public records · entity-resolved
Perris Iris Property LLC
Entity
Mailing address
1440 N HBR BLVD STE #900, FULLERTON, CA 92835-4122
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
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 10, 2021
$5,710,000
Perris Iris Property LLC
Iris Partners LLC
Grant Deed
$3,224,000 · First Bank
May 27, 2009
—
Iris Partners LLC
—
Deed Of Trust
related
$8,900,000 · Vineyard Bank
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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