ARCO Fuel Station with Convenience
For Sale
Contact for pricing
22330 22320 & 22310 Cactus Ave, Moreno Valley, CA 92553
For sale ARCO fuel with an AMPM convenience store, express car wash, diesel service, and leased restaurant space.
Property Size126,628 SF
Price / SF$172.95
Days on Market54
Property Features for 22330 22320 & 22310 Cactus Ave
General Information
Standard status
Active
Size
126,628 SF
Property subtype
Retail
Additional Details
Business Included
Yes
Building Details
Year Built
2022
Listing Agency:
Petroleum Realty Group
Listed By:
Timothy Haves · License #CA 01233336
Source:
Crexi
Added: Jun 16
Changed: Jul 10
Last Checked: Aug 7 at 5:31AM
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 Petroleum Realty Group
Investment Insights
Based on property information with market context.
This ARCO-branded fuel station offering includes a 3,800-square-foot AMPM convenience store supported by express car wash services and a diesel facility. The property also features a Tesla Charging facility, rounding out the site’s vehicle-oriented amenities.
The asset is located at 22330, 22320, and 22310 Cactus Ave in Moreno Valley, CA. On-site tenant and end-user infrastructure includes a 2,800-square-foot restaurant space currently leased to Wendy’s.
Designed for operators and investors seeking a multi-component, vehicle-focused platform, the combination of fuel, convenience retail, and wash services provides multiple ways to serve drivers. The separately leased restaurant space adds an additional revenue stream alongside the on-site charging facility. This configuration may appeal to buyers looking to own a convenience-and-automotive use set anchored by established brands and an existing tenant in place.
The asset is located at 22330, 22320, and 22310 Cactus Ave in Moreno Valley, CA. On-site tenant and end-user infrastructure includes a 2,800-square-foot restaurant space currently leased to Wendy’s.
Designed for operators and investors seeking a multi-component, vehicle-focused platform, the combination of fuel, convenience retail, and wash services provides multiple ways to serve drivers. The separately leased restaurant space adds an additional revenue stream alongside the on-site charging facility. This configuration may appeal to buyers looking to own a convenience-and-automotive use set anchored by established brands and an existing tenant in place.
Key Highlights
- ARCO gas station built in 2022
- 3,800 sq ft AMPM convenience store
- Express car wash facility on‑site
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
$1,809,312
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
8.26%
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%
$36,186,240
$36.2M
Cap Rate 7%
$25,847,314
$25.8M
Cap Rate 9%
$20,103,467
$20.1M
Market Conditions
NOI Build-Up for 126,628 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
$2.74M $21.60/SF
− Vacancy
−$150.4K −$1.19/SF
EGI
$2.58M $20.41/SF
− OpEx
−$775.4K −$6.12/SF
NOI
$1.81M $14.29/SF
Area
Moreno Valley, CA
Vacancy
5.50%
Lease Rate
$21.60 /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%
$36,186,240
Cap Rate 7%
$25,847,314
Cap Rate 9%
$20,103,467
Alternative Uses
Best Use
Specialty Retail
$29.32M
$25.66M – $34.21M
NOI $2,052,741 @ 7.0% cap · market cap 9.37%
Second Best
Retail
$25.85M
$22.62M – $30.16M
NOI $1,809,312 @ 7.0% cap · market cap 8.26%
Theoretical Best
Office A
$43.40M
$37.97M – $50.63M
NOI $3,037,796 @ 7.0% cap · market cap 13.87%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
607
Businesses Nearby
123k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 60%
Shops & Services 40%
Jack in the Box
Dining
18,577 visits/mo
0.4 miles
ARCO
Shops & Services
17,886 visits/mo
0.1 miles
Starbucks
Dining
16,887 visits/mo
0.1 miles
Taco Bell
Dining
14,785 visits/mo
0.5 miles
Chevron
Shops & Services
12,918 visits/mo
0.2 miles
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
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Gas station - For sale ARCO fuel with an AMPM convenience store, express car wash, diesel service, and leased restaurant space.
Where is this gas station located?
The property is located at 22330 22320 & 22310 Cactus Ave Moreno Valley, CA.
What is the asking price?
The asking price for this property is $21,900,000.
What are key features of this property?
This property features: ARCO gas station built in 2022; 3,800 sq ft AMPM convenience store; Express car wash facility on‑site
