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    Property profile & analytics

    12220 Pigeon Pass Rd Moreno Valley, CA 92557-6903

    • Strip malls
    • 3,416 SF
    • 3.87 lot acres
    OFF-MARKET
    Value Estimations
    $1,030,000
    Show details
    Cap Rate Potential
    Location Intelligence
    Property ID
    US09-2246064
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by 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

    Property Details for 12220 Pigeon Pass Rd

    Year built
    1987
    Construction
    WOOD
    Lot size
    3.87 lot acres
    Property size
    3,416 SF
    Zone code
    CPS
    Property type
    Strip malls
    Property subtype
    Shopping centers
    APN
    292-280-019
    APU
    292280019

    Value Estimations

    based on Realmo’s proprietary methodology

    • 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

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Moreno Valley
    County
    Riverside
    State
    California
    Longitude
    -117.261
    Latitude
    33.9432
    CBSA code
    40140
    CBSA name
    RIVERSIDE-SAN BERNARDINO-ONTARIO, CA METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2024
    $76,382
    $1,955,583
    $4,810,628
    $6,766,211
    -
    $0.00
    $0.00
    $0.00

    Comparable in this City

    • Value Estimation
      $5,915,000
      36,569 SF

      11875 Pigeon Pass Rd, Unit B

      SHOPPING CENTER, STRIP CENTER • 36,569 SF
      11875 Pigeon Pass Rd, Moreno Valley, CA 92557-6039
      View Details
    • Value Estimation
      $875,000
      15,800 SF

      12125 Day St

      SHOPPING CENTER, STRIP CENTER • 15,800 SF
      12125 Day St, Moreno Valley, CA 92557-6702
      View Details
    • Value Estimation
      $815,000
      14,464 SF

      12125 Day St

      SHOPPING CENTER, STRIP CENTER • 14,464 SF
      12125 Day St, Moreno Valley, CA 92557-6702
      View Details
    • Value Estimation
      $840,000
      9,810 SF

      12125 Day St

      SHOPPING CENTER, STRIP CENTER • 9,810 SF
      12125 Day St, Moreno Valley, CA 92557-6702
      View Details
    • Value Estimation
      $5,630,000
      35,490 SF

      12320 Perris Blvd

      SHOPPING CENTER, STRIP CENTER • 35,490 SF
      12320 Perris Blvd, Moreno Valley, CA 92557-7423
      View Details
    • Value Estimation
      $4,905,000
      22,500 SF

      12280 Perris Blvd

      SHOPPING CENTER, STRIP CENTER • 22,500 SF
      12280 Perris Blvd, Moreno Valley, CA 92557-7418
      View Details

    Similar Nearby for Sale

    • $13,999,999
      79,987 SF

      Retail Center in Moreno Valley

      Neighborhood shopping center with value-add potential in Moreno Valley.
      23571-23579 Sunnymead Ranch Pkwy, Moreno Valley, CA 92557
      View Details
    • $3,986,000
      6,440 SF

      Moreno Valley Retail Investment

      Two-Tenant NNN Retail Center, 100% Occupied
      12252 Perris Blvd, Moreno Valley, CA 92557
      View Details
    • $13,999,999

      Moreno Valley Retail Investment Opportunity

      Neighborhood shopping center with value-add potential in Moreno Valley.
      23571 Sunnymead Ranch Pkwy, Moreno Valley, CA 92557
      View Details
    • $500,000

      Land For Sale

      Land available for sale in Moreno Valley, California.
      1 Cantarini Rd, Moreno Valley, CA 92557
      View Details
    • $225,000
      2.59 Acres

      Land in Moreno Valley, CA

      2.59 acre lot for sale in Moreno Valley.
      Cantarini Rd, Moreno Valley, CA 92557
      View Details
    • $79,900

      Moreno Valley 55+ Gated Community

      Two-bedroom, two-bath manufactured home in a premier gated community.
      23820 Ironwood 189, Moreno Valley, CA 92557
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    Similar Nearby for Lease

    • Contact for pricing
      13,040 SF

      TS Marketplace: Perris Retail Spaces

      Food 4 Less-anchored center; spaces available.
      12190-12240 Perris Blvd, Moreno Valley, CA 92557
      View Details
    • Contact for pricing
      57,904 SF

      Moreno Valley Retail Spaces Available

      Prime Moreno Valley retail shops, freeway access.
      23900-23980 Ironwood Ave, Moreno Valley, CA 92557
      View Details
    • Contact for pricing

      Retail Property in Moreno Valley

      100% leased retail property in Moreno Valley, California.
      23185 Hemlock Ave, Moreno Valley, CA 92557
      View Details
    • $1,000 /Mo

      Commercial Land For Lease

      0.33 acres of gated and fenced land for lease.
      23542 Hemlock Ave, Moreno Valley, CA 92557
      View Details
    • Contact for pricing

      Prime Land with Freeway Frontage

      30-acre commercial land with high visibility and accessibility.
      24318 Hemlock Ave, Moreno Valley, CA 92557
      View Details
    • $1,000 /Mo

      Land for Lease

      0.33 acres of gated and fenced land for lease.
      23542 Hemlock Ave, Moreno Valley, CA 92557
      View Details
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    Moreno Valley, CA 92557-6903
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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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