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Property profile & analytics
OFF-MARKET
Estimated value
$8,695,000
Office buildings
355 Rincon St Corona, CA 92879-1370
Entity Owned
6-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-2180191
Property summary
AI-generated overview
Rincon Corporate Plaza, a three-story, 58,850 square foot professional office building in Corona, CA (92879), offers exceptional office space for lease. Located at 355 E Rincon St, this prime location boasts convenient access to the 91 and 15 freeways, including the 91 Fast Track Lanes. The building features a desirable tenant mix and provides on-site property management. Nine suites are available, ranging from 1,402 to 7,401 contiguous square feet, with a total of 23,269 square feet currently vacant. The building offers ample parking with a 4:1,000 square foot ratio and includes elevators for easy access to all three floors. This corporate image building provides small to large office solutions, making it an ideal location for businesses of all sizes seeking a professional and convenient workspace in Corona. Minimum leasable space is 1,402 square feet. The building's excellent freeway access and ample parking make it a highly desirable location for businesses seeking easy commutes and convenient client access.
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2003
Construction
TILT-UP CONCRETE
Total area
54,497 SF
Lot
2.82 ac (122,839 SF)
Zoning code
BP
APN
119-280-062
UPID
US09-2180191
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
-
Spencer Luke Watson, Bankers Life Agent Insurance Agency
-
Ashley Weems, Bankers Life Agent Insurance Agency
-
Bankers Life Insurance Agency
-
Krystal Hernandez Insurance Agency
-
Farmers Insurance - James Heidrich Insurance Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$5.38M
Blend (final)
Blend
$8.70M
Owner & transaction history
Zhope LLC · 6 yrs held
Zhope LLC
since 2019
2 recorded transactions
Zoning & alternative use
BP · Corona, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Corona submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Corona 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%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$8.70M
Range $7.83M – $9.56M · ±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
$160 / 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
$141,302
Tax year 2024
Assessed value
$12,649,301
Assessed 2024
Previous assessed
$12,649,301
+0.0% YoY
Effective rate
1.12%
On assessed value
Assessed land
$1,983,572
Assessed improvement
$10,665,729
Applied tax rate
4.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
2003
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
3
Total area
54,497 SF
Lot
2.82 ac (122,839 SF)
Zoning code
BP
APN
119-280-062
UPID
US09-2180191
Jurisdiction
RIVERSIDE
Zoning & alternative use
BP · Corona, CA
Zoning BP · permitted uses
BP · Corona, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Corona. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
2003
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
3
Lot
2.82 ac
Current owner
From public records · entity-resolved
Zhope LLC
Entity
Mailing address
1050 ROMANS RD, CORONA, CA 92881-4727
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2019
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
Nov 5, 2019
$11,797,500
Zhope LLC
Providence Corona II LLC
Grant Deed
$6,490,000 · Mechanics Bank
Mar 31, 2014
$7,150,000
Providence Corona II LLC
Rincon Holdings LLC
Grant Deed
$3,250,000 · Commercial Bk/ca
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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