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Property profile & analytics
OFF-MARKET
Estimated value
$2,280,000
Retail space
16380 Perris Blvd Moreno Valley, CA 92551-1133
Trust Owned
10-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-3185543
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2004
Construction
WOOD
Total area
10,400 SF
Lot
1.74 ac (75,794 SF)
Zoning code
CC
APN
312-020-017
UPID
US10-3185543
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
-
Aleea Flowers (Bike/Boat/Book/etc) Store Florist
-
Taqueria La Faena Restaurant
-
Mi Soloma Express #3 Department Store
-
ATM Atm
-
Axcess Staffing Services Employment Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.29M
Comparable Approach
Comparable
$1.75M
Blend (final)
Blend
$2.28M
Owner & transaction history
Nanney-wong,kam M Trust · 10 yrs held
Nanney-wong,kam M Trust
since 2016
6 recorded transactions
Zoning & alternative use
CC · Moreno Valley, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
Community Commercial District (CC). The primary purpose of the community commercial (CC) district is to provide for the general shopping needs of area residents and workers with a variety of business, retail, personal and related or similar services. ( Ord. 359 , 1992 ; Ord. 590
Zone name
Community Commercial
General category
COMMERCIAL
Zone area
645.93 ac
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$2,475,000
6.5%
$2,285,000
7%
$2,125,000
Alternative Use
Use
Estimation
RETAIL STORES
$3,185,000
Current use
INDUSTRIAL (GENERAL)
$3,150,000
Change: -1% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$3,120,000
Change: -2% · Conversion: Moderate
WAREHOUSE, STORAGE
$3,075,000
Change: -4% · Conversion: Difficult
Blend value · Realmo final
$2.28M
Range $2.05M – $2.51M · ±10%
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
$219 / 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
$47,521
Tax year 2024
Assessed value
$4,004,015
Assessed 2024
Previous assessed
$4,004,015
+0.0% YoY
Effective rate
1.19%
On assessed value
Assessed land
$879,721
Assessed improvement
$3,124,294
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
2004
Construction
WOOD
Heating
NONE
Buildings
2
Stories
1
Units
2
Total area
10,400 SF
Lot
1.74 ac (75,794 SF)
Zoning code
CC
APN
312-020-017
UPID
US10-3185543
Jurisdiction
RIVERSIDE
Zoning & alternative use
CC · Moreno Valley, CAZoning 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
Zoning description
Community Commercial District (CC). The primary purpose of the community commercial (CC) district is to provide for the general shopping needs of area residents and workers with a variety of business, retail, personal and related or similar services. ( Ord. 359 , 1992 ; Ord. 590
Zone name
Community Commercial
General category
COMMERCIAL
Zone area
645.93 ac
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$3.2M
INDUSTRIAL (GENERAL)
Est. value
$3.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.1M
WAREHOUSE, STORAGE
Est. value
$3.1M
RETAIL STORES Current
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
2004
Construction
WOOD
Heating
NONE
Stories
1
Buildings
2
Units
2
Lot
1.74 ac
Current owner
From public records · entity-resolved
Nanney-wong,kam M Trust
Trust
Mailing address
16433 WIMBLEDON LN, HUNTINGTON BEACH, CA 92649-2111
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 31, 2016
$3,450,000
Nanney-wong,kam M Trust
T & N Red Maple Plaza LLC
Grant Deed
—
Oct 13, 2009
—
T & N Red Maple Plaza LLC
Yeh Family Trust
Quit Claim Deed
related
—
Aug 14, 2009
—
Yeh Family Trust
Yeh,tom C & Nancy Y
Quit Claim Deed
related
—
May 5, 2006
$6,180,000
Tom C Yeh
4m Red Maple LLC
Grant Deed
$4,000,000 · East West Bank
—
—
4m Red Maple LLC
—
Deed Of Trust
related
$600,000 · Pacific Western National Bank
—
—
4m Red Maple LLC
—
Deed Of Trust
related
$2,000,000 · Standard Insurance Co
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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