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Property profile & analytics
OFF-MARKET
Estimated value
$2,275,000
Retail space
16190 Perris Blvd Moreno Valley, CA 92551-3302
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-1499774
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2009
Construction
TILT-UP CONCRETE
Total area
6,725 SF
Lot
0.91 ac (39,639 SF)
APN
312-360-010
UPID
US09-1499774
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
-
Tire Choice Auto Service Centers (Bike/Boat/Book/etc) Store Auto Parts Store
-
BSD Mobile Windshield Repair of Moreno Valley Auto Repair Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.88M
CAP Approach
CAP
$1.48M
Comparable Approach
Comparable
$3.00M
Blend (final)
Blend
$2.28M
Owner & transaction history
Aor LLC · 1 yrs held
Aor LLC
since 2025
Last sale
$2.3M
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$2.9M
+41.0%
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
$2,905,000
ML approach
$2,875,000
CAP Approach
CAP Return
Estimation
6%
$1,600,000
6.5%
$1,480,000
7%
$1,375,000
Alternative Use
Use
Estimation
RETAIL STORES
$2,060,000
Current use
AUTO REPAIR, GARAGE
$2,905,000
Change: +41% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$2,035,000
Change: -1% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$2,015,000
Change: -2% · Conversion: Moderate
WAREHOUSE, STORAGE
$1,985,000
Change: -4% · Conversion: Difficult
Blend value · Realmo final
$2.28M
Range $2.05M – $2.50M · ±10% · vs last sale $2.28M (Mar 31 2025)
Last sale anchor
$2.28M
Mar 31 2025
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
$338 / 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
$29,924
Tax year 2024
Assessed value
$2,589,984
Assessed 2024
Previous assessed
$2,589,984
+0.0% YoY
Effective rate
1.16%
On assessed value
Assessed land
$1,553,218
Assessed improvement
$1,036,766
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2009
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
6,725 SF
Lot
0.91 ac (39,639 SF)
APN
312-360-010
UPID
US09-1499774
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
RETAIL STORES Current
Est. value
$2.1M
AUTO REPAIR, GARAGE
Est. value
$2.9M
INDUSTRIAL (GENERAL)
Est. value
$2.0M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.0M
WAREHOUSE, STORAGE
Est. value
$2.0M
RETAIL STORES Current
AUTO REPAIR, GARAGE
INDUSTRIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
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
2009
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.91 ac
Current owner
From public records · entity-resolved
Aor LLC
Entity
Mailing address
1875 IOWA AVE, RIVERSIDE, CA 92507-7410
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
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
Mar 31, 2025
$2,275,000
Aor LLC
Jpd Inland Properties LLC
Grant Deed
$1,175,400 · Citizens Business Bank
Jan 3, 2013
—
Jpd Inland Properties LLC
Darrow Family Trust
Quit Claim Deed
related
—
Jul 31, 2008
$1,230,500
Darrow Family Trust
Iris Partners LLC
Grant Deed
—
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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