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Property profile & analytics
OFF-MARKET
Retail space
4450 Florida Ave, Hemet, CA 92544-5021
Trust Owned
5-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-2761337
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1945
Construction
WOOD
Total area
919 SF
Lot
0.38 ac (16,552 SF)
Zoning code
CP
APN
551-180-015
UPID
US09-2761337
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
-
RJ Custom Trailers LLC Car Dealership
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Pirelli,henry C Living Trust · 5 yrs held
Pirelli,henry C Living Trust
since 2020
4 recorded transactions
Zoning & alternative use
CP · Hemet, 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 Hemet submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Hemet 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$1,098
Tax year 2024
Assessed value
$94,779
Assessed 2024
Previous assessed
$94,779
+0.0% YoY
Effective rate
1.16%
On assessed value
Assessed land
$63,383
Assessed improvement
$31,396
Applied tax rate
6.0000
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
1945
Construction
WOOD
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Total area
919 SF
Lot
0.38 ac (16,552 SF)
Zoning code
CP
APN
551-180-015
UPID
US09-2761337
Jurisdiction
RIVERSIDE
Zoning & alternative use
CP · Hemet, CA
Zoning CP · permitted uses
CP · Hemet, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Hemet. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1945
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Stories
1
Lot
0.38 ac
Current owner
From public records · entity-resolved
Pirelli,henry C Living Trust
Trust
Free & Clear · 5 yrs held
Mailing address
22770 SOBOBA RD, SAN JACINTO, CA 92583-2935
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 14, 2020
—
Pirelli,henry C Living Trust
Henry A Cantu
Quit Claim Deed
—
Oct 4, 2017
—
Pirelli,joanne C Living Trust
Cantu,joanne
Quit Claim Deed
related
—
Dec 21, 2016
—
Henry C Pirelli
Cantu,henry A & Joanne
Quit Claim Deed
related
$730,000 · Robert & Katia Rubenstein
—
—
Henry A Cantu
—
Deed Of Trust
related
$250,000 · Karen S Hunt
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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