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Property profile & analytics
OFF-MARKET
Estimated value
$4,040,000
Strip malls
25900 Iris Ave Moreno Valley, CA 92551-1655
Entity Owned
13-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-1682306
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
2004
Construction
WOOD
Total area
18,232 SF
Lot
6.55 ac (285,318 SF)
APN
486-160-048
UPID
US09-1682306
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
-
U.S. Bank ATM - Moreno Valley - Stater Bros Atm
-
Luca Di Donna, PhD Pharmacy
-
U.S. Bank Branch Bank Loan Service
-
Primo Water Refill Big Box & Wholesale Store
-
Arthur & Sons Plumbing & Electric Plumbing Service General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$4.55M
Comparable Approach
Comparable
$2.52M
Blend (final)
Blend
$4.04M
Owner & transaction history
Plaza At Lakeside LLC · 13 yrs held
Plaza At Lakeside LLC
since 2012
2 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$5.6M
+2.2%
Industrial (general)
$5.5M
+1.0%
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%
$4,925,000
6.5%
$4,545,000
7%
$4,220,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$5,465,000
Current use
RETAIL STORES
$5,585,000
Change: +2% · Conversion: Easy
INDUSTRIAL (GENERAL)
$5,520,000
Change: +1% · Conversion: Difficult
WAREHOUSE, STORAGE
$5,385,000
Change: -1% · Conversion: Difficult
Blend value · Realmo final
$4.04M
Range $3.64M – $4.44M · ±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
$222 / 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
$194,123
Tax year 2024
Assessed value
$11,872,894
Assessed 2024
Previous assessed
$11,872,894
+0.0% YoY
Effective rate
1.64%
On assessed value
Assessed land
$1,212,203
Assessed improvement
$10,660,691
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
2004
Construction
WOOD
Heating
NONE
Buildings
3
Stories
1
Units
5
Total area
18,232 SF
Lot
6.55 ac (285,318 SF)
APN
486-160-048
UPID
US09-1682306
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
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$5.5M
RETAIL STORES
Est. value
$5.6M
INDUSTRIAL (GENERAL)
Est. value
$5.5M
WAREHOUSE, STORAGE
Est. value
$5.4M
NEIGHBORHOOD: SHOPPING CENTER Current
RETAIL STORES
INDUSTRIAL (GENERAL)
WAREHOUSE, STORAGE
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
2004
Construction
WOOD
Heating
NONE
Stories
1
Buildings
3
Units
5
Lot
6.55 ac
Current owner
From public records · entity-resolved
Plaza At Lakeside LLC
Entity
Mailing address
1150 S VINEYARD AVE, ONTARIO, CA 91761-7753
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2012
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 3, 2022
—
Plaza At Lakeside LLC
—
Deed
related
$21,750,000 · East West Bank
Dec 21, 2012
—
Plaza At Lakeside LLC
Plaza At Lakeside LLC
Quit Claim Deed
related
$15,000,000 · Cibc INC
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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