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Property profile & analytics
OFF-MARKET
Estimated value
$6,610,000
Strip malls
Hemet, CA 92545
Individually Owned
3-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-4909017
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
2006
Construction
WOOD
Total area
3,700 SF
Lot
0.27 ac (11,761 SF)
Zoning code
CPS
APN
448-240-022
UPID
US09-4909017
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$6.51M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.75M
Blend (final)
Blend
$6.61M
Owner & transaction history
Nedda Safi · 3 yrs held
Nedda Safi
since 2022
Last sale
$6.6M
4 recorded transactions
Zoning & alternative use
CPS · 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
Method
Estimation
Statistic approach
$6,835,000
ML approach
$6,505,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$6.61M
Range $5.95M – $7.27M · ±10% · vs last sale $6.55M (Aug 3 2022)
Last sale anchor
$6.55M
Aug 3 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
$1,786 / 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
$12,666
Tax year 2024
Assessed value
$1,116,899
Assessed 2024
Previous assessed
$1,116,899
+0.0% YoY
Effective rate
1.13%
On assessed value
Assessed land
$178,494
Assessed improvement
$938,405
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
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Status
Off-Market
Year built
2006
Construction
WOOD
Heating
NONE
Stories
1
Total area
3,700 SF
Lot
0.27 ac (11,761 SF)
Zoning code
CPS
APN
448-240-022
UPID
US09-4909017
Jurisdiction
RIVERSIDE
Zoning & alternative use
CPS · Hemet, CA
Zoning CPS · permitted uses
CPS · 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
2006
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.27 ac
Current owner
From public records · entity-resolved
Nedda Safi
Individual
Free & Clear · 3 yrs held
Mailing address
111 DRY CRK, IRVINE, CA 92602-1843
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
Aug 3, 2022
$6,550,000
Nedda Safi
Westates Holdings LLC
Grant Deed
—
Mar 22, 2010
$2,655,210
Westates Holdings LLC
Beacon Default Mgmt INC
Trustees Deed
related
—
Sep 8, 2005
—
Sanderson Hemet LLC
Winston Capital Group LLC
Grant Deed
related
—
Jun 14, 2005
—
Winston Capital Group LLC
Viessing Dev INC
Quit Claim Deed
related
$3,550,000 · Preferred Bank
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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