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Property profile & analytics
OFF-MARKET
Estimated value
$1,430,000
Office buildings
12540 Heacock St Moreno Valley, CA 92553-3033
Entity Owned
4-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-0961724
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1979
Construction
TILT-UP CONCRETE
Total area
6,520 SF
Lot
0.27 ac (11,761 SF)
Zoning code
CC
APN
481-120-033
UPID
US09-0961724
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
-
Mildreded Co. Corporate Office
-
Culture Cannabis Club Moreno Valley Marijuana and Weed Dispensary (Bike/Boat/Book/etc) Store
-
Valley Income Tax Tax Preparation
-
Great Deal Insurance Services Inc Insurance Agency
-
Quick Cash 4 Gold Discount Store (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.21M
CAP Approach
CAP
$1.57M
Comparable Approach
Comparable
$1.61M
Blend (final)
Blend
$1.43M
Owner & transaction history
Heacock Plaza Moreno LLC · 4 yrs held
Heacock Plaza Moreno LLC
since 2021
Last sale
$1.4M
7 recorded transactions
Zoning & alternative use
CC · Moreno Valley, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$2.0M
+10.3%
Warehouse, storage
$1.9M
+8.7%
Retail stores
$1.9M
+4.8%
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
$1,385,000
ML approach
$1,205,000
CAP Approach
CAP Return
Estimation
6%
$1,700,000
6.5%
$1,570,000
7%
$1,455,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,770,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,955,000
Change: +10% · Conversion: Difficult
WAREHOUSE, STORAGE
$1,925,000
Change: +9% · Conversion: Difficult
RETAIL STORES
$1,855,000
Change: +5% · Conversion: Moderate
Blend value · Realmo final
$1.43M
Range $1.29M – $1.57M · ±10% · vs last sale $1.40M (Nov 22 2021)
Last sale anchor
$1.40M
Nov 22 2021
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
$219 / 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
$16,432
Tax year 2024
Assessed value
$1,456,560
Assessed 2024
Previous assessed
$1,456,560
+0.0% YoY
Effective rate
1.13%
On assessed value
Assessed land
$244,494
Assessed improvement
$1,212,066
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1979
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
2
Total area
6,520 SF
Lot
0.27 ac (11,761 SF)
Zoning code
CC
APN
481-120-033
UPID
US09-0961724
Jurisdiction
RIVERSIDE
Zoning & alternative use
CC · Moreno Valley, CA
Zoning CC · permitted uses
CC · 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
OFFICE BUILDING Current
Est. value
$1.8M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.0M
WAREHOUSE, STORAGE
Est. value
$1.9M
RETAIL STORES
Est. value
$1.9M
OFFICE BUILDING Current
NEIGHBORHOOD: SHOPPING CENTER
WAREHOUSE, STORAGE
RETAIL STORES
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
1979
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
2
Lot
0.27 ac
Current owner
From public records · entity-resolved
Heacock Plaza Moreno LLC
Entity
Free & Clear · 4 yrs held
Mailing address
9070 IRVINE CTR DR STE #200, IRVINE, CA 92618-4687
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 22, 2021
$1,400,000
Heacock Plaza Moreno LLC
Mjv Real Estate LLC
Grant Deed
—
Jul 23, 2019
—
Mjv Real Estate LLC
—
Deed
related
$100,000 · Naor N Babila
Mar 23, 2018
$1,200,000
Mjv Real Estate LLC
Mikhael,abdelnour A
Grant Deed
$600,000 · Alliance Portfolio
Jun 7, 2002
$300,000
Abdelnour A Mikhael
United National Bank
Grant Deed
$225,000 · United National Bank
Oct 11, 2001
$245,000
United National Bank
Yun,tai J
Trustees Deed
related
—
Apr 8, 1998
—
Raul G Mindanao
Yun,tai J Etux
Quit Claim Deed
related
—
Jul 1, 1988
$450,000
Tai J Yun
Tsai Shounan
Grant Deed
$300,000 · United National Bank
—
—
Tai J Yun
—
Deed Of Trust
related
$279,992 · United National Bank
—
—
Mjv Real Estate LLC
—
Deed Of Trust
related
$100,000 · Naor N Babila
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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