Renovated Three-Unit Residential
For Sale
$925,000
13790 Mangowood DR, Moreno Valley, CA 92553
Fully permitted, renovated three-unit residential income property offered vacant, including a 4-bedroom main unit and two additional ADUs.
Property Size3,061 SF
Price / SF$302.19
Days on Market50
Property Features for 13790 Mangowood DR
General Information
Standard status
Active
Size
3,061 SF
Property subtype
Multi Family
Additional Details
Multifamily Units
3
Amenities
updated kitchens and bathrooms
new flooring
new HVAC
energy-efficient mini-split systems
drought-tolerant landscaping
private washers and dryers
Sunrun solar system
Building Details
Year Built
1989
Tenancy
Multi
Listing Agency:
NEST REAL ESTATE
(951) 363-3110
Listed By:
MINDY HECKROTH · License #02180853
(714) 717-3582
Source:
Exitrealty
Added: Jul 25
Changed: Sep 1
Last Checked: Sep 12 at 6:00AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of NEST REAL ESTATE
Investment Insights
Based on property information with market context.
This fully permitted three-unit residential income property has been extensively renovated from top to bottom and is offered vacant. The layout includes a main residence along with two additional units configured as a junior ADU and an ADU. Recent upgrades include updated kitchens and bathrooms, new flooring throughout the main unit, and replacement of all major appliances within the last three years. Improvements also include a new HVAC system for the main unit and energy-efficient mini-split systems. Each unit has private washers and dryers, and drought-tolerant landscaping is in place.
A solar system is included to help offset electricity costs. The property includes approximately 3,061 square feet of living space, with Unit 1 as a 4-bedroom, 2.5-bath main residence, Unit 2 as a 1-bedroom, 1-bath junior ADU, and Unit 3 as a 2-bedroom, 1-bath ADU.
With the property being vacant, the next owner has flexibility to lease all three units or occupy the main residence while renting the additional units.
A solar system is included to help offset electricity costs. The property includes approximately 3,061 square feet of living space, with Unit 1 as a 4-bedroom, 2.5-bath main residence, Unit 2 as a 1-bedroom, 1-bath junior ADU, and Unit 3 as a 2-bedroom, 1-bath ADU.
With the property being vacant, the next owner has flexibility to lease all three units or occupy the main residence while renting the additional units.
Key Highlights
- Fully permitted renovated 3‑unit residential income property (Year Built 1989) offered vacant
- Approx. 3,061 SF total: Unit 1 is a 4BR/2.5BA main residence with approx. 1,975 SF
- Includes two additional ADUs: Unit 2 is 1BR/1BA approx. 472 SF; Unit 3 is 2BR/1BA approx. 614 SF
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$51,566
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
5.57%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,031,320
$1.0M
Cap Rate 7%
$736,657
$736.7K
Cap Rate 9%
$572,956
$573.0K
Market Conditions
NOI Build-Up for 3,061 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$77.1K $25.20/SF
− Vacancy
−$3.5K −$1.13/SF
EGI
$73.7K $24.07/SF
− OpEx
−$22.1K −$7.22/SF
NOI
$51.6K $16.85/SF
Area
Moreno Valley, CA
Vacancy
4.50%
Lease Rate
$25.20 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,031,320
Cap Rate 7%
$736,657
Cap Rate 9%
$572,956
Alternative Uses
Best Use
Multifamily LT 5
$736.7K
$644.6K – $859.4K
NOI $51,566 @ 7.0% cap · market cap 5.57%
Second Best
Apartment 5plus
$663.6K
$580.6K – $774.2K
NOI $46,450 @ 7.0% cap · market cap 5.02%
Theoretical Best
Office A
$1.05M
$917.9K – $1.22M
NOI $73,433 @ 7.0% cap · market cap 7.94%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
3
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
244
Businesses Nearby
Explore this area
Business Placement
Demographics for 92553, CA
76,761
Population
20,175
Households
3.8
Avg Household Size
30
Median Age
13%
College-Educated
74%
High-School Grad
10.3 sq mi
ZIP Area
7,453
Density / Sq Mi
$71,344
Median Household Income
$36,525
Median Earnings
$1,892
Median Rent
$413,000
Median Home Value
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Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Triplex - Fully permitted, renovated three-unit residential income property offered vacant, including a 4-bedroom main unit and two additional ADUs.
Where is this triplex located?
The property is located at 13790 Mangowood DR Moreno Valley, CA.
What is the asking price?
The asking price for this property is $925,000.
What are key features of this property?
This property features: Fully permitted renovated 3‑unit residential income property (Year Built 1989) offered vacant; Approx. 3,061 SF total: Unit 1 is a 4BR/2.5BA main residence with approx. 1,975 SF; Includes two additional ADUs: Unit 2 is 1BR/1BA approx. 472 SF; Unit 3 is 2BR/1BA approx. 614 SF
