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    24855 Iris Ave Moreno Valley, CA 92551-7207
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    Property profile & analytics

    24855 Iris Ave, Moreno Valley, CA 92551-7207

    View on Map
    • Car washes
    • 3,596 SF
    • 0.79 lot acres
    Off-Market
    Last Sale Feb 14, 2023
    $3,200,000
    Property ID
    US09-3496964
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.
    Value Estimations
    $3,345,000
    Show details
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Quick Quack Car Wash / Car Wash

    Property Details for 24855 Iris Ave

    Year built
    2023
    Construction
    TILT-UP CONCRETE
    Lot size
    0.79 lot acres
    Property type
    Car washes
    APN
    316-030-027
    APU
    316030027

    Description

    Exceptional investment opportunity: a 20-year absolute NNN ground lease with a Quick Quack Car Wash in Moreno Valley, CA. This 3,596 square foot, 2023-built car wash enjoys a prime location in a thriving 100% occupied shopping center alongside ALDI, The Habit Burger, and Starbucks. The property benefits from high visibility at a signalized intersection with 35,000 cars daily. The lease includes two 5-year and one 4-year, 11-month options with 10% rent increases. The 0.8-acre lot offers significant long-term value in a rapidly growing area with a strong tenant and a 4.71% cap rate based on a $160,000 NOI. The corporate guaranteed lease provides exceptional security and consistent income. Moreno Valley's robust economy, fueled by major employers and significant population growth (13.59% within a 1-mile radius from 2010-2020), ensures a strong and stable investment. This is a recession-resistant, service-based investment in a $15 billion industry growing at 3.2% annually. The synergistic retail environment, including national brands like Home Depot, Fitness 19, and others, further enhances the property's appeal and potential for long-term growth. This is a rare opportunity to acquire a high-performing asset in a desirable location with significant upside potential. The property's APN is 316030023. The asking price is $3,400,000.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

      Method
      Estimation
      Statistic approach
      $3,480,000
      ML approach
      $3,495,000

    • Comparable approach

      Method
      Estimation
      Statistic Estimate
      $2,358,000
      Market price range: $741k - $2.36M

    • Alternative Use

      Use
      Estimation
      COMMERCIAL (GENERAL)
      $3,680,000

    Get a detailed, property-specific estimation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Moreno Valley
    County
    Riverside
    State
    California
    Longitude
    -117.228
    Latitude
    33.888
    CBSA code
    40140
    CBSA name
    RIVERSIDE-SAN BERNARDINO-ONTARIO, CA METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2024
    $36,121
    $701,400
    $2,511,000
    $3,212,400
    -
    $0.00
    $0.00
    $0.00

    Comparable in this City

    • Value Estimation
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      600 SF

      15980 Perris Blvd

      SERVICE STATION WITH FOOD MART
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      View Details
    • Value Estimation by Request
      0.79 Acres

      16466 Perris Blvd

      SERVICE STATION WITH FOOD MART
      16466 Perris Blvd, Moreno Valley, CA 92551-9282
      View Details
    • Value Estimation
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      2,940 SF

      15020 Perris Blvd

      SERVICE STATION WITH FOOD MART
      15020 Perris Blvd, Moreno Valley, CA 92551-4597
      View Details
    • Value Estimation by Request

      Moreno Valley, CA 92551

      PARKING LOT
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      View Details
    • Value Estimation
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      2,980 SF

      24051 John F Kennedy Dr

      SERVICE STATION WITH FOOD MART
      24051 John F Kennedy Dr, Moreno Valley, CA 92551-7653
      View Details
    • Value Estimation by Request

      25036 Filaree Ave

      CONVENIENCE STORE
      25036 Filaree Ave, Moreno Valley, CA 92551-4512
      View Details

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    Moreno Valley, CA 92551-7207
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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