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Property profile & analytics
OFF-MARKET
Estimated value
$1,085,000
Gas stations
12625 Frederick St Moreno Valley, CA 92553-5216
Entity Owned
7-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-3685907
Property profile
Verified
Property type
Gas stations
Use group
SERVICE STATION WITH FOOD MART
Year built
1991
Construction
TILT-UP CONCRETE
Total area
912 SF
Lot
0.8 ac (34,848 SF)
Zoning code
C1
APN
291-570-017
UPID
US09-3685907
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
-
Towngate Shopping Center Shopping Center & Mall
-
Gardner Septic Service Plumbing Service
-
Wells Fargo Bank Bank Loan Service
-
Towngate Family Dental & Orthodontics Dental Office
-
Towngate Family Dental: Simjee Sohail DDS Dental Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.04M
Blend (final)
Blend
$1.09M
Owner & transaction history
Tumon Bay Resort & Spa LLC · 7 yrs held
Tumon Bay Resort & Spa LLC
since 2019
6 recorded transactions
Zoning & alternative use
C1 · Moreno Valley, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
SERVICE STATION (FULL SERVICE)
$1,080,000
Current use
COMMERCIAL (GENERAL)
$935,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$1.09M
Range $977k – $1.19M · ±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
$1,190 / 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
$23,122
Tax year 2024
Assessed value
$1,995,137
Assessed 2024
Previous assessed
$1,995,137
+0.0% YoY
Effective rate
1.16%
On assessed value
Assessed land
$836,637
Assessed improvement
$1,158,500
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
Gas stations
Use group
SERVICE STATION WITH FOOD MART
Status
Off-Market
Year built
1991
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
912 SF
Lot
0.8 ac (34,848 SF)
Zoning code
C1
APN
291-570-017
UPID
US09-3685907
Jurisdiction
RIVERSIDE
Zoning & alternative use
C1 · Moreno Valley, CAZoning C1 · permitted uses
C1 · Moreno Valley, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
SERVICE STATION (FULL SERVICE) Current
Est. value
$1.1M
COMMERCIAL (GENERAL)
Est. value
$935,000
SERVICE STATION (FULL SERVICE) Current
COMMERCIAL (GENERAL)
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
1991
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.8 ac
Current owner
From public records · entity-resolved
Tumon Bay Resort & Spa LLC
Entity
Mailing address
2920 FRANKLIN ST, SAN FRANCISCO, CA 94123-3110
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 6, 2019
—
Tumon Bay Resort & Spa LLC
Brixton-alto Shopping Ctr LLC
Grant Deed
—
Mar 7, 2014
$43,000,000
Brixton-alto Shopping Center L
Wfd Towngate Investors Vi LLC
Trustees Deed
$32,100,000 · German American Cap
Sep 4, 2012
—
Wfd Towngate Investors Vi LLC
—
Deed Of Trust
related
$18,390,000 · Bank Of America
Nov 21, 2011
$10,000,000
Wfd Towngate Investors Vi LLC
Tsc Lc
Grant Deed
$12,000,000 · Wfd Towngate Lenders Vi LLC
Nov 1, 2011
—
Circle K Stores INC
Exxonmobil Oil Corp
Grant Deed
related
—
May 23, 2011
—
Tsc Lc
—
Deed Of Trust
related
$17,667,756 · Walton Towngate Holdings Vi Ll
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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