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Property profile & analytics
OFF-MARKET
Estimated value
$3,005,000
Grocery and convenience stores
22985 Cottonwood Ave, Moreno Valley, CA 92553-8602
Individually Owned
11-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-3061336
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
2008
Construction
TILT-UP CONCRETE
Total area
13,969 SF
Lot
1.75 ac (76,230 SF)
APN
291-242-019
UPID
US09-3061336
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
-
99 Cents Only Stores Discount Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$3.07M
Comparable Approach
Comparable
$4.06M
Blend (final)
Blend
$3.01M
Owner & transaction history
Magne L Veimoen · 11 yrs held
Magne L Veimoen
since 2014
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$4.2M
+5.3%
Warehouse, storage
$4.1M
+3.8%
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%
$3,325,000
6.5%
$3,070,000
7%
$2,850,000
Alternative Use
Use
Estimation
RETAIL STORES
$3,980,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$4,190,000
Change: +5% · Conversion: Moderate
WAREHOUSE, STORAGE
$4,125,000
Change: +4% · Conversion: Difficult
MEDICAL BUILDING
$3,820,000
Change: -4% · Conversion: Difficult
Blend value · Realmo final
$3.01M
Range $2.70M – $3.31M · ±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
$215 / 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
$40,104
Tax year 2024
Assessed value
$3,478,289
Assessed 2024
Previous assessed
$3,478,289
+0.0% YoY
Effective rate
1.15%
On assessed value
Assessed land
$1,649,595
Assessed improvement
$1,828,694
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
2008
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
13,969 SF
Lot
1.75 ac (76,230 SF)
APN
291-242-019
UPID
US09-3061336
Jurisdiction
RIVERSIDE
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$4.0M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$4.2M
WAREHOUSE, STORAGE
Est. value
$4.1M
MEDICAL BUILDING
Est. value
$3.8M
RETAIL STORES Current
NEIGHBORHOOD: SHOPPING CENTER
WAREHOUSE, STORAGE
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
2008
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
1.75 ac
Current owner
From public records · entity-resolved
Magne L Veimoen
Individual
Mailing address
15 W 6TH ST STE #2400, TULSA, OK 74119-5417
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2014
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 21, 2014
$2,925,000
Magne L Veimoen
Em 50 Uav Darkco LLC
Grant Deed
$765,000 · First Bank
Feb 21, 2014
$1,330,000
Em-50 Uav Darkco LLC
Old Fepc LLC
Grant Deed
—
Sep 28, 2010
—
Fresh & Easy Property Co LLC
Fresh & Easy Nbrhd Market INC
Quit Claim Deed
—
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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