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Property profile & analytics
OFF-MARKET
Grocery and convenience stores
21748 Cottonwood Ave Moreno Valley, CA 92553-8133
Individually Owned
1-yr Hold
Absentee Owner
Free & Clear
Property ID
US10-2967505
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
1971
Construction
TILT-UP CONCRETE
Total area
2,584 SF
Lot
0.53 ac (23,086 SF)
Zoning code
R2
APN
263-160-037
UPID
US10-2967505
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
-
Big 6 Market Grocery & Convenience Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Hyun Kyu Choi · 1 yrs held
Hyun Kyu Choi
since 2024
Last sale
$135,000
4 recorded transactions
Zoning & alternative use
R2 · Moreno Valley, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
Residential 2 District (R2). The primary purpose of the R2 district is to provide for suburban life-styles on residential lots larger than are commonly available in suburban subdivisions, and to allow nonequestrian residential developments in a rural atmosphere. This district is intended as an area for development of large lot, single-family residential deve…
Zone name
Residential 2 Dwellings Unit Per Acre
General category
RESIDENTIAL
Zone area
716.85 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$2,572
Tax year 2024
Assessed value
$188,155
Assessed 2024
Previous assessed
$188,155
+0.0% YoY
Effective rate
1.37%
On assessed value
Assessed land
$136,948
Assessed improvement
$51,207
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
1971
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
2,584 SF
Lot
0.53 ac (23,086 SF)
Zoning code
R2
APN
263-160-037
UPID
US10-2967505
Jurisdiction
RIVERSIDE
Zoning & alternative use
R2 · Moreno Valley, CAZoning R2 · permitted uses
R2 · Moreno Valley, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
Residential 2 District (R2). The primary purpose of the R2 district is to provide for suburban life-styles on residential lots larger than are commonly available in suburban subdivisions, and to allow nonequestrian residential developments in a rural atmosphere. This district is intended as an area for development of large lot, single-family residential development at a maximum allowable density of two DUs per net acre. E.
Zone name
Residential 2 Dwellings Unit Per Acre
General category
RESIDENTIAL
Zone area
716.85 ac
Building & site characteristics
From public records
Year built
1971
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.53 ac
Current owner
From public records · entity-resolved
Hyun Kyu Choi
Individual
Free & Clear · 1 yrs held
Mailing address
434 WESTCHESTER PL, FULLERTON, CA 92835-2705
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 22, 2024
—
Hyun Kyu Choi
Hyun Kyu Choi
Intrafamily Transfer
related
—
Feb 13, 2004
$135,000
Hyun-kyu Choi
Classis California South Of
Grant Deed
—
Jul 31, 1997
$75,000
California South Chris Classic
Wells Fargo Bank Trustee
Grant Deed
—
—
—
Horace H Johnson
—
Deed Of Trust
related
$79,000 · American Savings 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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