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Property profile & analytics
OFF-MARKET
Estimated value
$825,000
Apartment buildings
22557 Adrienne Ave, Moreno Valley, CA 92553-8539
Individually Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-2802876
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1964
Construction
WOOD
Total area
1,632 SF
Lot
0.19 ac (8,276 SF)
Zoning code
R3
APN
291-264-005
UPID
US10-2802876
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$825k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$797k
Blend (final)
Blend
$825k
Owner & transaction history
Juan Carlos Orozco · 1 yrs held
Juan Carlos Orozco
since 2024
Last sale
$825,000
7 recorded transactions
Zoning & alternative use
R3 · 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
$825,000
ML approach
$825,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$975,000
Current use
Blend value · Realmo final
$825k
Range $743k – $908k · ±10% · vs last sale $825k (Nov 8 2024)
Last sale anchor
$825k
Nov 8 2024
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
$506 / 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
$3,640
Tax year 2024
Assessed value
$208,173
Assessed 2024
Previous assessed
$208,173
+0.0% YoY
Effective rate
1.75%
On assessed value
Assessed land
$65,733
Assessed improvement
$142,440
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1964
Construction
WOOD
Heating
NONE
Stories
2
Total area
1,632 SF
Lot
0.19 ac (8,276 SF)
Zoning code
R3
APN
291-264-005
UPID
US10-2802876
Jurisdiction
RIVERSIDE
Zoning & alternative use
R3 · Moreno Valley, CA
Zoning R3 · permitted uses
R3 · 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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$975,000
APARTMENT HOUSE (5+ UNITS) Current
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
1964
Construction
WOOD
Heating
NONE
Stories
2
Lot
0.19 ac
Current owner
From public records · entity-resolved
Juan Carlos Orozco
Individual
Mailing address
10849 LARCH AVE, BLOOMINGTON, CA 92316-2709
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
20 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 8, 2024
—
Juan Carlos Orozco
Juana Orozco
Deed
related
$577,500 · United Wholesale Mortgage
Nov 8, 2024
$825,000
Juan Carlos Orozco
Herlinda Delgado
Grant Deed
—
Apr 23, 2021
—
Herlinda Delgado
Wilfredo Delgado
Affidavit Of Death Of Joint Tenant
related
—
Nov 20, 1997
—
Wilfredo Etux Delgado
Hernandez,ancer R
Grant Deed
related
—
Sep 3, 1997
$133,000
Ancer R Hernandez
Bruce Norris Investment LLC
Grant Deed
$131,100 · Trinity Mortgage Co INC
May 16, 1997
$60,000
Norris,bruce W
Sacino,louise
Trustees Deed
$65,000 · Stephen A San Marchi Trustee
May 16, 1997
—
Bruce W Norris
Norris,marsha D
Quit Claim Deed
related
—
Apr 8, 1997
$45,759
Louise Sacino
Wolfriver Holding Corp
Trustees Deed
—
May 9, 1996
—
Wolfriver Holding
Sacino,andrew
Trustees Deed
related
—
May 18, 1994
$92,728
American Savings Bank
Jacobs,kevin P
Trustees Deed
related
—
Sep 14, 1992
—
Kevin P Jacobs
Hoosier Inv INC
Grant Deed
—
Oct 21, 1991
$184,051
Hoosier Inv INC
Villa Nueva Apar
Trustees Deed
related
—
—
—
Hoosier Investments INC
—
Deed Of Trust
related
$40,000 · Individual
—
—
Villa Nueva Apar
—
Deed Of Trust
related
$110,000 · Huang Patrick
—
—
Wolfriver Holding Corp
—
Deed Of Trust
related
$48,000 · Individual
—
—
Kevin P Jacobs
—
Deed Of Trust
related
$144,000 · American Savings Bank
—
—
Wilfredo Delgado
—
Deed Of Trust
related
$155,500 · Countrywide Home Loans INC
—
—
Hoosier Inv INC
—
Deed Of Trust
related
$38,375 · Individual
—
—
Wilfredo Delgado
—
Deed Of Trust
related
$134,400 · American Home Loans
—
—
Wolfriver Holding Corp
—
Deed Of Trust
related
$40,950 · Individual
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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