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Property profile & analytics
OFF-MARKET
Estimated value
$5,115,000
Strip malls
5404 Moreno St Montclair, CA 91763-1667
Entity Owned
6-yr Hold
Free & Clear
Property ID
US10-0974527
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
1991
Construction
WOOD FRAME
Total area
22,217 SF
Lot
1.45 ac (63,162 SF)
APN
1008-043-04-0000
UPID
US10-0974527
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
-
Ginger Leon, D.O. Pediatrician Physician
-
Vinod C Patwardhan Md Medical Laboratory Oncologist
-
Supreme Suites Hair Salon Nail Salon
-
Relax Asian Massage SPA Alternative Medicine Practice Spa & Massage Center
-
Mirror Mirror by Hair Designer - B Hair Salon
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$6.74M
CAP Approach
CAP
$3.32M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$5.12M
Owner & transaction history
Jac Window INC · 6 yrs held
Jac Window INC
since 2020
Last sale
$4.5M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$7.6M
+27.8%
Auto repair, garage
$6.8M
+13.1%
Medical building
$6.4M
+7.5%
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 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
$6,780,000
ML approach
$6,740,000
CAP Approach
CAP Return
Estimation
6%
$3,590,000
6.5%
$3,315,000
7%
$3,080,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$5,980,000
Current use
COMMERCIAL (GENERAL)
$7,645,000
Change: +28% · Conversion: Easy
AUTO REPAIR, GARAGE
$6,765,000
Change: +13% · Conversion: Difficult
MEDICAL BUILDING
$6,430,000
Change: +7% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$6,065,000
Change: +1% · Conversion: Difficult
Blend value · Realmo final
$5.12M
Range $4.60M – $5.63M · ±10% · vs last sale $4.50M (Jan 15 2020)
Last sale anchor
$4.50M
Jan 15 2020
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
$230 / 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
$51,238
Tax year 2023
Assessed value
$4,824,910
Assessed 2024
Previous assessed
$4,730,304
+2.0% YoY
Effective rate
1.06%
On assessed value
Assessed land
$1,286,643
Assessed improvement
$3,538,267
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
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Status
Off-Market
Year built
1991
Construction
WOOD FRAME
Heating
NONE
Stories
1
Units
17
Total area
22,217 SF
Lot
1.45 ac (63,162 SF)
APN
1008-043-04-0000
UPID
US10-0974527
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
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$6.0M
COMMERCIAL (GENERAL)
Est. value
$7.6M
AUTO REPAIR, GARAGE
Est. value
$6.8M
MEDICAL BUILDING
Est. value
$6.4M
INDUSTRIAL (GENERAL)
Est. value
$6.1M
NEIGHBORHOOD: SHOPPING CENTER Current
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
MEDICAL BUILDING
INDUSTRIAL (GENERAL)
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
1991
Construction
WOOD FRAME
Heating
NONE
Stories
1
Units
17
Lot
1.45 ac
Current owner
From public records · entity-resolved
Jac Window INC
Entity
Free & Clear · 6 yrs held
Mailing address
20 E FOOTHILL BLVD STE #218, ARCADIA, CA 91006-2335
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 21, 2020
—
J A C Window INC
—
Deed
related
$2,640,000 · East West Bank
Jan 15, 2020
$4,500,000
Jac Window INC
JR Mp II LLC
Grant Deed
—
Jan 22, 2013
$1,500,000
JR Mp II LLC
Msp Moreno Plaza LLC
Grant Deed
$1,480,000 · Wilshire State Bank
Jun 26, 2012
$2,330,000
Msp Moreno Plaza LLC
Mef Realty LLC
Grant Deed
$189,600,000 · Deutsche Bank Trust Co Americas
Aug 16, 2007
—
Mef Realty LLC
Montclair Towers LLC
Grant Deed
$363,250 · Wells Fargo Bank NA
Dec 28, 1995
—
Montclair Towers LLC
—
Deed Of Trust
related
$1,320,000 · Bank Of The West
May 26, 1995
$5,189,754
Bank Of The West
Sasson,eli
Trustees Deed
related
—
Apr 14, 1993
—
Montclair Retail
—
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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