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Property profile & analytics
OFF-MARKET
Estimated value
$10,430,000
Retail space
5391 Moreno St Montclair, CA 91763-1630
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US10-1625451
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1993
Construction
TILT-UP CONCRETE
Total area
22,500 SF
Lot
8.7 ac (379,060 SF)
APN
1008-201-22-0000
UPID
US10-1625451
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
-
Best Buy Outlet - Montclair Electronics & Wireless Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$9.97M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$8.00M
Blend (final)
Blend
$10.43M
Owner & transaction history
Moreno Plaza LLC · 3 yrs held
Moreno Plaza LLC
since 2022
Last sale
$10.6M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$10.6M
+111.5%
Office building
$9.8M
+95.7%
Commercial (general)
$7.7M
+54.8%
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 Montclair submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Montclair 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
$10,530,000
ML approach
$9,970,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$10,575,000
Change: +112% · Conversion: Easy
OFFICE BUILDING
$9,780,000
Change: +96% · Conversion: Easy
COMMERCIAL (GENERAL)
$7,740,000
Change: +55% · Conversion: Easy
AUTO REPAIR, GARAGE
$6,850,000
Change: +37% · Conversion: Difficult
MEDICAL BUILDING
$6,510,000
Change: +30% · Conversion: Difficult
Blend value · Realmo final
$10.43M
Range $9.39M – $11.47M · ±10% · vs last sale $10.61M (Aug 16 2022)
Last sale anchor
$10.61M
Aug 16 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
$464 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$229,440
Tax year 2023
Assessed value
$21,608,700
Assessed 2024
Previous assessed
$21,185,000
+2.0% YoY
Effective rate
1.06%
On assessed value
Assessed land
$8,506,800
Assessed improvement
$13,101,900
Applied tax rate
11.0000
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
1993
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
5
Stories
1
Units
1
Total area
22,500 SF
Lot
8.7 ac (379,060 SF)
APN
1008-201-22-0000
UPID
US10-1625451
Jurisdiction
SAN BERNARDINO
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
RESTAURANT
Est. value
$10.6M
OFFICE BUILDING
Est. value
$9.8M
COMMERCIAL (GENERAL)
Est. value
$7.7M
AUTO REPAIR, GARAGE
Est. value
$6.9M
MEDICAL BUILDING
Est. value
$6.5M
RESTAURANT
OFFICE BUILDING
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
MEDICAL 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
1993
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Buildings
5
Units
1
Lot
8.7 ac
Current owner
From public records · entity-resolved
Moreno Plaza LLC
Entity
Mailing address
19 N SEA ISLE DR, LONG BEACH, CA 90803-4042
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 16, 2022
$10,613,000
Moreno Plaza LLC
Montclair Plaza Partners LLC
Grant Deed
$14,700,000 · Wilmington Trust NA
Aug 19, 2021
—
Bernardino San
Montclair Plaza Partners LLC
Grant Deed
—
Jun 14, 2018
—
Montclair Plaza Partners LLC
—
Deed
related
$14,700,000 · Rialto Mortgage Finance LLC
May 20, 2016
$17,692,500
Montclair Plaza Partners LLC
Gsms 2005-gg4 Moreno Drive Limited
Grant Deed
$13,280,000 · A10 Capital LLC
Jul 15, 2011
$6,640,000
Gsms 2005-gg4 Moreno Drive LP
First American Title
Trustees Deed
related
—
Mar 11, 2005
—
Louie Montclair LLC
Montclair East Shopping Center
Grant Deed
$19,450 · Greenwich Capital Financial Product
Apr 21, 1992
—
Cody M Small
—
Deed Of Trust
related
—
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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