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Property profile & analytics
OFF-MARKET
Estimated value
$7,300,000
Retail space
27330 Eucalyptus Ave Moreno Valley, CA 92555
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-4305614
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2020
Construction
TILT-UP CONCRETE
Total area
18,800 SF
Lot
2.44 ac (106,286 SF)
APN
488-400-023
UPID
US09-4305614
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
-
Tractor Supply Co. Pet Store & Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$7.11M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$7.28M
Blend (final)
Blend
$7.30M
Owner & transaction history
Ahns & Associates LLC · 4 yrs held
Ahns & Associates LLC
since 2021
Last sale
$7.5M
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$11.7M
+102.7%
Apartment house (5+ units)
$11.0M
+91.2%
Auto repair, garage
$8.1M
+41.0%
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
$7,210,000
ML approach
$7,110,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$5,760,000
Current use
RESTAURANT
$11,670,000
Change: +103% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$11,015,000
Change: +91% · Conversion: Difficult
AUTO REPAIR, GARAGE
$8,115,000
Change: +41% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$5,690,000
Change: -1% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$5,635,000
Change: -2% · Conversion: Moderate
WAREHOUSE, STORAGE
$5,555,000
Change: -4% · Conversion: Difficult
Blend value · Realmo final
$7.30M
Range $6.57M – $8.03M · ±10% · vs last sale $7.45M (Nov 5 2021)
Last sale anchor
$7.45M
Nov 5 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
$388 / 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
$123,308
Tax year 2024
Assessed value
$7,750,980
Assessed 2024
Previous assessed
$7,750,980
+0.0% YoY
Effective rate
1.59%
On assessed value
Assessed land
$1,664,640
Assessed improvement
$6,086,340
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2020
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
2
Stories
1
Total area
18,800 SF
Lot
2.44 ac (106,286 SF)
APN
488-400-023
UPID
US09-4305614
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
$5.8M
RESTAURANT
Est. value
$11.7M
APARTMENT HOUSE (5+ UNITS)
Est. value
$11.0M
AUTO REPAIR, GARAGE
Est. value
$8.1M
INDUSTRIAL (GENERAL)
Est. value
$5.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$5.6M
WAREHOUSE, STORAGE
Est. value
$5.6M
RETAIL STORES Current
RESTAURANT
APARTMENT HOUSE (5+ UNITS)
AUTO REPAIR, GARAGE
INDUSTRIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
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
2020
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Buildings
2
Lot
2.44 ac
Current owner
From public records · entity-resolved
Ahns & Associates LLC
Entity
Mailing address
5401 VIRGINIA WAY, BRENTWOOD, TN 37027-7536
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 5, 2021
$7,450,000
Ahns & Associates LLC
California Gold Moreno Valley LP
Grant Deed
$4,285,000 · Bbcn Bank
Aug 26, 2020
—
California Gold Moreno Valley LP
—
Deed
related
$4,680,000 · Oak Valley Community Bank
Mar 27, 2020
$1,200,000
Gold Moreno Valley LP
Mca Stoneridge LLC
Grant Deed
—
Sep 27, 2018
$131,000
Mca Stoneridge LLC
Weigarten Stoneridge LLC
Grant Deed
$8,200,000 · Sunwest Bank
Oct 12, 2010
$31,908,500
Weingarten Stoneridge LLC
Stoneridge Centre Partners LP
Grant Deed
related
$23,408,455 · Northwestern Mutual Life Ins
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.
Try Rey
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