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Property profile & analytics
OFF-MARKET
Estimated value
$3,015,000
Strip malls
22455 Alessandro Blvd Moreno Valley, CA 92553-8360
Individually Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-1434818
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
2006
Construction
WOOD
Total area
11,908 SF
Lot
1.15 ac (50,093 SF)
Zoning code
R1
APN
297-210-018
UPID
US09-1434818
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
-
Mrs Taco's Restaurant
-
La Michoacana Original Grocery & Convenience Store Specialty Food Shop
-
Estates Furniture Cabinets & Flooring Carpet & Flooring Store Hardware & Home Improvement
-
J3K Dance Company Theater & Performing Art Venue Training Center
-
Rancho Foreign Car Parts Auto Parts Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.99M
CAP Approach
CAP
$2.97M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.02M
Owner & transaction history
Gholwan Mechammil · 5 yrs held
Gholwan Mechammil
since 2021
Last sale
$3.1M
7 recorded transactions
Zoning & alternative use
R1 · Moreno Valley, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
$3,015,000
ML approach
$2,990,000
CAP Approach
CAP Return
Estimation
6%
$3,215,000
6.5%
$2,970,000
7%
$2,760,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$3,570,000
Current use
WAREHOUSE, STORAGE
$3,520,000
Change: -1% · Conversion: Difficult
RETAIL STORES
$3,390,000
Change: -5% · Conversion: Easy
MEDICAL BUILDING
$3,255,000
Change: -9% · Conversion: Difficult
Blend value · Realmo final
$3.02M
Range $2.71M – $3.32M · ±10% · vs last sale $3.05M (Mar 9 2021)
Last sale anchor
$3.05M
Mar 9 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
$253 / 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
$36,772
Tax year 2024
Assessed value
$3,236,683
Assessed 2024
Previous assessed
$3,236,683
+0.0% YoY
Effective rate
1.14%
On assessed value
Assessed land
$742,845
Assessed improvement
$2,493,838
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
2006
Construction
WOOD
Heating
NONE
Stories
1
Total area
11,908 SF
Lot
1.15 ac (50,093 SF)
Zoning code
R1
APN
297-210-018
UPID
US09-1434818
Jurisdiction
RIVERSIDE
Zoning & alternative use
R1 · Moreno Valley, CA
Zoning R1 · permitted uses
R1 · 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
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$3.6M
WAREHOUSE, STORAGE
Est. value
$3.5M
RETAIL STORES
Est. value
$3.4M
MEDICAL BUILDING
Est. value
$3.3M
NEIGHBORHOOD: SHOPPING CENTER Current
WAREHOUSE, STORAGE
RETAIL STORES
MEDICAL BUILDING
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
2006
Construction
WOOD
Heating
NONE
Stories
1
Lot
1.15 ac
Current owner
From public records · entity-resolved
Gholwan Mechammil
Individual
Mailing address
17671 BRYAN PL, GRANADA HILLS, CA 91344-1941
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 9, 2021
$3,050,000
Gholwan Mechammil
Elsworth Plaza LLC
Grant Deed
—
Mar 9, 2021
—
Gholwan Mechammil
Insaf Mechammil
Intrafamily Transfer
related
$1,650,000 · Bbcn Bank
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
Aug 8, 2002
$300,000
Homayoon Shamolian
Cbc Moreno Valley LLC
Grant Deed
—
Sep 21, 2001
$256,000
Cbc Moreno Valley LLC
Aetas LP
Grant Deed
—
—
—
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.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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