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Property profile & analytics
OFF-MARKET
Estimated value
$520,000
Warehouses
28720 Spruce Ave Moreno Valley, CA 92555-6601
Entity Owned
16-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-3150935
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1960
Total area
1,931 SF
Lot
7.05 ac (307,098 SF)
Zoning code
W2
APN
488-310-011
UPID
US10-3150935
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
-
StorQuest RV and Boat Storage Storage Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$580k
CAP Approach
CAP
$335k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$520k
Owner & transaction history
Moreno Valley Sp LLC · 16 yrs held
Moreno Valley Sp LLC
since 2010
7 recorded transactions
Zoning & alternative use
W2 · Moreno Valley, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$835,000
+46.1%
Retail stores
$590,000
+3.7%
Neighborhood: shopping center
$580,000
+1.5%
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
$580,000
CAP Approach
CAP Return
Estimation
6%
$360,000
6.5%
$335,000
7%
$310,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$570,000
Current use
AUTO REPAIR, GARAGE
$835,000
Change: +46% · Conversion: Easy
RETAIL STORES
$590,000
Change: +4% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$580,000
Change: +1% · Conversion: Moderate
MEDICAL BUILDING
$530,000
Change: -7% · Conversion: Difficult
OFFICE BUILDING
$525,000
Change: -8% · Conversion: Difficult
Blend value · Realmo final
$520k
Range $468k – $572k · ±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
$269 / 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
$38,160
Tax year 2024
Assessed value
$3,305,509
Assessed 2024
Previous assessed
$3,305,509
+0.0% YoY
Effective rate
1.15%
On assessed value
Assessed land
$1,746,403
Assessed improvement
$1,559,106
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1960
Heating
NONE
Stories
1
Bathrooms
2
Total area
1,931 SF
Lot
7.05 ac (307,098 SF)
Zoning code
W2
APN
488-310-011
UPID
US10-3150935
Jurisdiction
RIVERSIDE
Zoning & alternative use
W2 · Moreno Valley, CA
Zoning W2 · permitted uses
W2 · 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
WAREHOUSE, STORAGE Current
Est. value
$570,000
AUTO REPAIR, GARAGE
Est. value
$835,000
RETAIL STORES
Est. value
$590,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$580,000
MEDICAL BUILDING
Est. value
$530,000
OFFICE BUILDING
Est. value
$525,000
WAREHOUSE, STORAGE Current
AUTO REPAIR, GARAGE
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
MEDICAL BUILDING
OFFICE 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
1960
Heating
NONE
Stories
1
Bathrooms
2
Lot
7.05 ac
Current owner
From public records · entity-resolved
Moreno Valley Sp LLC
Entity
Mailing address
201 WILSHIRE BLVD STE #102, SANTA MONICA, CA 90401-3155
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2010
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 12, 2010
$2,025,000
Moreno Valley Sp LLC
Spruce Ave Sp LLC
Grant Deed
—
Jan 13, 2005
$2,200,000
Spruce Ave Sp LLC
David K Lerma
Grant Deed
$1,057,000 · Pacific Western National Bank
Jan 14, 2004
—
David K Lerman
Clarkson,marie
Quit Claim Deed
related
$50,000 · Mission Oaks National Bank
May 18, 1995
$210,000
Marie Clarkson
Taylor,liburn L
Grant Deed
$200,000 · Seller
Mar 14, 1994
$750,000
Lilburn L Taylor
H Z A INC
Trustees Deed
—
Aug 1, 1988
$1,490,000
Richard P Chado
Unknown
Grant Deed
—
—
—
Spruce Ave Sp LLC
—
Deed Of Trust
related
$285,000 · Pacific Western National Bank
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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