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Property profile & analytics
OFF-MARKET
Estimated value
$1,030,000
Strip malls
12220 Pigeon Pass Rd Moreno Valley, CA 92557-6903
Entity Owned
7-yr Hold
~
Est. High Equity
Property ID
US09-2246064
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
1987
Construction
WOOD
Total area
3,416 SF
Lot
3.87 ac (168,577 SF)
Zoning code
CPS
APN
292-280-019
UPID
US09-2246064
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
-
Circle K Grocery & Convenience Store
-
Houmand Corey K DDS Dental Office
-
Jacky's Beauty Salon Hair Salon Nail Salon
-
Excellence Empire RE-Celeste Fuentes Real Estate Agency
-
Rainfresh Cleaners (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.03M
Owner & transaction history
Tc Kizuna LLC · 7 yrs held
Tc Kizuna LLC
since 2019
7 recorded transactions
Zoning & alternative use
CPS · Moreno Valley, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.5M
+44.0%
Retail stores
$1.0M
+2.2%
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 Moreno Valley submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Moreno Valley 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$1,025,000
Current use
AUTO REPAIR, GARAGE
$1,475,000
Change: +44% · Conversion: Difficult
RETAIL STORES
$1,045,000
Change: +2% · Conversion: Easy
WAREHOUSE, STORAGE
$1,010,000
Change: -1% · Conversion: Difficult
MEDICAL BUILDING
$935,000
Change: -9% · Conversion: Difficult
OFFICE BUILDING
$930,000
Change: -9% · Conversion: Moderate
Blend value · Realmo final
$1.03M
Range $927k – $1.13M · ±10%
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
$302 / 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
$76,382
Tax year 2024
Assessed value
$6,766,211
Assessed 2024
Previous assessed
$6,766,211
+0.0% YoY
Effective rate
1.13%
On assessed value
Assessed land
$1,955,583
Assessed improvement
$4,810,628
Applied tax rate
21.0000
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
1987
Construction
WOOD
Heating
NONE
Stories
1
Units
2
Total area
3,416 SF
Lot
3.87 ac (168,577 SF)
Zoning code
CPS
APN
292-280-019
UPID
US09-2246064
Jurisdiction
RIVERSIDE
Zoning & alternative use
CPS · Moreno Valley, CA
Zoning CPS · permitted uses
CPS · Moreno Valley, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Moreno Valley. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$1.0M
AUTO REPAIR, GARAGE
Est. value
$1.5M
RETAIL STORES
Est. value
$1.0M
WAREHOUSE, STORAGE
Est. value
$1.0M
MEDICAL BUILDING
Est. value
$935,000
OFFICE BUILDING
Est. value
$930,000
NEIGHBORHOOD: SHOPPING CENTER Current
AUTO REPAIR, GARAGE
RETAIL STORES
WAREHOUSE, STORAGE
MEDICAL BUILDING
OFFICE BUILDING
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
1987
Construction
WOOD
Heating
NONE
Stories
1
Units
2
Lot
3.87 ac
Current owner
From public records · entity-resolved
Tc Kizuna LLC
Entity
Mailing address
12220 PIGEON PASS RD, MORENO VALLEY, CA 92557-6903
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
18 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 30, 2021
—
Tc Kizuna LLC
—
Deed
related
$4,175,000 · Horizon Trust Company
Mar 1, 2019
—
Tc Kizuna LLC
Katayama,takao
Quit Claim Deed
$3,750,000 · Vicino LP
Nov 13, 2017
—
Takao Katayama
—
Deed
related
$4,200,000 · West Bay Cap
Nov 23, 2016
—
Takao Katayama
—
Deed
related
$4,200,000 · West Bay Cap
Feb 26, 2016
—
Takao Katayama
Catherine Katayama
Quit Claim Deed
related
$3,800,000 · West Bay Cap
Feb 26, 2016
$5,830,000
Takao Katayama
Continental Inv Grp INC
Grant Deed
$3,800,000 · West Bay Cap
Dec 26, 2013
—
Continental Investment Group
—
Deed Of Trust
related
$4,156,750 · East West Bank
Sep 26, 2012
$2,900,000
Continental Investment Group
Centennial Bk
Grant Deed
—
Jul 18, 2012
$2,541,907
Centennial Bk
Refs INC
Trustees Deed
related
—
Jul 13, 2012
—
Cruz Trust
Cruz,miguel A SR
Quit Claim Deed
related
—
Jul 1, 2010
—
Owner Name Unavailable
Owner Name Unavailable
Quit Claim Deed
related
—
Dec 31, 2002
—
M Cruz
Noval,tr
Grant Deed
$2,700,000 · Affinity Bank
Aug 5, 1999
—
Victorino Etal Noval
Noval,victorino
Quit Claim Deed
related
—
Oct 6, 1995
$1,575,000
Victorino Noval
1993-nd Properties LP
Grant Deed
$1,075,000 · Seller
Oct 5, 1994
$2,300,000
1993-n2 Properties LP
Pdh Associates
Trustees Deed
—
May 1, 1989
$4,185,000
Asd
Unknown
Grant Deed
—
—
—
Takao Katayama
—
Loan Modification
related
$4,200,000 · West Bay Cap
—
—
Takao Katayama
—
Deed Of Trust
related
$4,200,000 · West Bay Cap
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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