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Property profile & analytics
OFF-MARKET
Estimated value
$11,455,000
Retail space
475 Hidden Vly Pkwy Norco, CA 92860-3972
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-2479672
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2008
Construction
TILT-UP CONCRETE
Total area
14,739 SF
Lot
1.4 ac (60,983 SF)
Zoning code
C3
APN
122-080-047
UPID
US09-2479672
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
-
Dollar Tree Discount Store
-
Car Donation Norco CA Charitable Organization
-
Alan Luu Pharmacy
-
Charles Koh Pharmacy
-
Jalpa Amin Pharmacy
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$8.80M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$13.16M
Blend (final)
Blend
$11.46M
Owner & transaction history
Cim Norco LLC · 3 yrs held
Cim Norco LLC
since 2022
Last sale
$11.5M
4 recorded transactions
Zoning & alternative use
C3 · Norco, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$15.1M
+44.3%
Apartment house (5+ units)
$14.6M
+39.5%
Neighborhood: shopping center
$12.7M
+21.4%
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 Norco submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Norco 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
$12,320,000
ML approach
$8,800,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$10,455,000
Current use
COMMERCIAL (GENERAL)
$15,090,000
Change: +44% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$14,585,000
Change: +40% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$12,685,000
Change: +21% · Conversion: Moderate
RESTAURANT
$9,150,000
Change: -12% · Conversion: Easy
Blend value · Realmo final
$11.46M
Range $10.31M – $12.60M · ±10% · vs last sale $11.50M (Oct 12 2022)
Last sale anchor
$11.50M
Oct 12 2022
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
$777 / 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
$81,995
Tax year 2024
Assessed value
$7,369,500
Assessed 2024
Previous assessed
$7,369,500
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$1,244,400
Assessed improvement
$6,125,100
Applied tax rate
15.0000
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
2008
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
14,739 SF
Lot
1.4 ac (60,983 SF)
Zoning code
C3
APN
122-080-047
UPID
US09-2479672
Jurisdiction
RIVERSIDE
Zoning & alternative use
C3 · Norco, CA
Zoning C3 · permitted uses
C3 · Norco, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Norco. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$10.5M
COMMERCIAL (GENERAL)
Est. value
$15.1M
APARTMENT HOUSE (5+ UNITS)
Est. value
$14.6M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$12.7M
RESTAURANT
Est. value
$9.2M
RETAIL STORES Current
COMMERCIAL (GENERAL)
APARTMENT HOUSE (5+ UNITS)
NEIGHBORHOOD: SHOPPING CENTER
RESTAURANT
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
2008
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
1.4 ac
Current owner
From public records · entity-resolved
Cim Norco LLC
Entity
Mailing address
19762 MACARTHUR BLVD STE #100, IRVINE, CA 92612-2425
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
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
Oct 12, 2022
$11,500,000
Cim Norco LLC
Ocv Norco LLC
Grant Deed
$2,450,000 · Citizens Business Bank
Jan 11, 2022
$14,900,000
Ocv Norco LLC
Rbe Norco Hidden Valley LLC
Grant Deed
$11,175,000 · Origin Bank
Dec 20, 2021
—
Rbe Norco Hidden Valley LLC
—
Deed
related
$3,500,000 · Aminam LLC
Sep 19, 2013
—
Rbe Norco Hidden Valley LLC
Realty Bancorp Equities Tlg Ll
Grant Deed
$10,267,000 · Bank Of America
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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