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Property profile & analytics
FOR LEASE
Strip malls
22435 Alessandro Blvd Moreno Valley, CA 92553
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-1634987
For Lease
1 / 5
$4,930,000
22435 Alessandro Blvd, Moreno Valley, CA 92553
View Listing →
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
2008
Construction
WOOD
Total area
7,480 SF
Lot
1.54 ac (67,082 SF)
Zoning code
CC
APN
297-210-025
UPID
US09-1634987
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
-
Boost Mobile Telecommunications Service
-
Subway Take-out & Catering Catering Service
-
Christina's Salon Hair Salon Nail Salon
-
Ellsworth Plaza LLC Business Service Center Corporate Office
-
HR. Smoke & Gift #1 (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.71M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.40M
Blend (final)
Blend
$4.93M
Owner & transaction history
Hikari Power Z Co Ltd · 3 yrs held
Hikari Power Z Co Ltd
since 2022
Last sale
$6.0M
7 recorded transactions
Zoning & alternative use
CC · Moreno Valley, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$7.7M
+241.4%
Restaurant
$4.6M
+107.1%
Apartment house (5+ units)
$4.5M
+99.3%
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
$4,655,000
ML approach
$4,705,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$7,660,000
Change: +241% · Conversion: Easy
RESTAURANT
$4,645,000
Change: +107% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$4,470,000
Change: +99% · Conversion: Difficult
AUTO REPAIR, GARAGE
$3,230,000
Change: +44% · Conversion: Difficult
Blend value · Realmo final
$4.93M
Range $4.44M – $5.42M · ±10% · vs last sale $5.95M (Sep 16 2022)
Last sale anchor
$5.95M
Sep 16 2022
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
$659 / 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
$68,490
Tax year 2024
Assessed value
$6,069,000
Assessed 2024
Previous assessed
$6,069,000
+0.0% YoY
Effective rate
1.13%
On assessed value
Assessed land
$1,917,600
Assessed improvement
$4,151,400
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
For Lease
Year built
2008
Construction
WOOD
Heating
NONE
Stories
1
Units
2
Total area
7,480 SF
Lot
1.54 ac (67,082 SF)
Zoning code
CC
APN
297-210-025
UPID
US09-1634987
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
COMMERCIAL (GENERAL)
Est. value
$7.7M
RESTAURANT
Est. value
$4.6M
APARTMENT HOUSE (5+ UNITS)
Est. value
$4.5M
AUTO REPAIR, GARAGE
Est. value
$3.2M
COMMERCIAL (GENERAL)
RESTAURANT
APARTMENT HOUSE (5+ UNITS)
AUTO REPAIR, GARAGE
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
Units
2
Lot
1.54 ac
Current owner
From public records · entity-resolved
Hikari Power Z Co Ltd
Entity
Mailing address
400 N TUSTIN AVE STE #240, SANTA ANA, CA 92705-3854
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 16, 2022
$5,950,000
Hikari Power Z Co Ltd
Meldia Development LLC
Grant Deed
—
May 19, 2022
—
Meldia Investment Realty Of America
Sanei Architecture Planning Co Ltd
Grant Deed
—
Jul 9, 2015
$5,200,000
Sanei Architecture Planning Co
Elsworth Plaza LLC
Grant Deed
—
Jun 23, 2006
—
Elsworth Plaza LLC
Focus Estates INC
Grant Deed
$3,160,000 · Commercial Capital Bank Fsb
Nov 12, 2004
$787,500
Focus Estates INC
Shamolian,homayoon & Janet
Grant Deed
$30,000 · Homayoon & Janet Shamolian
Sep 21, 2001
$256,000
Cbc Moreno Valley LLC
Aetas LP
Grant Deed
—
Oct 3, 1996
$200,000
Aetas LP
California Bavarian Corp
Grant Deed
$180,000 · Seller
—
—
Elsworth Plaza LLC
—
Deed Of Trust
related
$4,000,000 · Evertrust 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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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