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    22550 Town Circle Moreno Valley, CA 92553

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    Commercial Lease - Moreno Valley, CA

    Property size:
    510,000 SF
    Added:
    Sep 28, 2025
    Days on Market:
    216
    Last Refresh:
    May 1 at 9:06 pm

    Property Features for 22550 Town Circle

    General Information

    Property type
    Commercial Lease
    Property subtype
    Other
    Standard status
    Active
    APN
    291110035
    Size
    510,000 SF

    Building Details

    Year built
    1992
    Architectural style
    Other

    We can help!

    Listing Contact
    HONGMEI LU

    Listing agent HONGMEI LU License #02109036

    Listing office Pinnacle Real Estate Group 2633 S. Baldwin Ave., Temple City, CA

    Listing date Sep 28, 2025

    MLS# WS25227587 Listing URL

    Copyright © 2026 California Regional Multiple Listing Service, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Overview

    Moreno Valley Mall Retail Opportunity

    Moreno Valley Mall is a regional shopping destination situated in the Inland Empire, with accessibility to I-215 and SR-60. This enclosed, two-level mall is located on 87 acres and serves a trade area of over 2 million residents across Riverside, San Bernardino, Orange, San Diego, and Los Angeles Counties. The location benefits from high freeway exposure and strong traffic, with approximately 125,000 vehicles daily. Anchor tenants include Macy’s, JC Penney, H&M, TJ Maxx, and Burlington. Entertainment and dining options feature Regal Cinemas (16 screens), Round1, Harkins Theatres, and a full food court. Ample free parking is available. Spaces for lease include a former Forever 21 space of approximately 22,000 square feet featuring two levels, elevators, and restrooms. Various sized food court units are available for quick-service restaurants. A buffet/restaurant space of 10,000+ square feet with high visibility is available, as well as additional retail spaces ranging from approximately 1,000 to 20,000+ square feet. The property offers flexible space options and faster delivery than ground-up construction, with strong market fundamentals including a growing population, rising incomes, and an expanding retail base. It is centrally located within a five-county trade area.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Jumpin'nJammin High School Sketchers shoe store Clothing & Fashion Store Mega Brown Box Discount Store Your Furniture Place Furniture & Home Goods COVID-19 Vaccine Location-Moreno ... Medical Laboratory

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Spa & Massage Center Dental Office Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Moreno Valley
    County
    Riverside
    State
    California
    Longitude
    -117.26964
    Latitude
    33.9375274

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    FAQs

    What type of property is this?
    Shopping mall - Regional shopping destination with high traffic and flexible space options.
    Where is this shopping mall located?
    The property is located at 22550 Town Circle Moreno Valley, CA.
    What are key features of this property?
    This property features: High freeway exposure and strong traffic (~125,000 vehicles daily).; Central location within a five‑county trade area of over 2 million residents.; Anchored by major retailers including Macy’s, JC Penney, H&M, TJ Maxx, Burlington.
    (626) 203-9187
    We can help!
    Listing Contact
    HONGMEI LU
    Real Estate License ID: 02109036
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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    22550 Town Circle, Moreno Valley, CA 92553

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