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Property profile & analytics
OFF-MARKET
Estimated value
$5,080,000
Strip malls
12625 Frederick St Ste Moreno Valley, CA 92553-5216
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-2477881
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
1992
Construction
WOOD
Total area
31,119 SF
Lot
3.4 ac (148,104 SF)
Zoning code
MUC
APN
291-570-027
UPID
US09-2477881
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
by Request
Blend (final)
Blend
$5.08M
Owner & transaction history
2n1 Kbbq Holdings LLC
2n1 Kbbq Holdings LLC
since 2026
7 recorded transactions
Zoning & alternative use
MUC · 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$163 / 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
$84,872
Tax year 2024
Assessed value
$7,311,019
Assessed 2024
Previous assessed
$7,311,019
+0.0% YoY
Effective rate
1.16%
On assessed value
Assessed land
$2,105,266
Assessed improvement
$5,205,753
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
1992
Construction
WOOD
Heating
NONE
Stories
1
Total area
31,119 SF
Lot
3.4 ac (148,104 SF)
Zoning code
MUC
APN
291-570-027
UPID
US09-2477881
Jurisdiction
RIVERSIDE
Zoning & alternative use
MUC · Moreno Valley, CA
Zoning MUC · permitted uses
MUC · 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.
Building & site characteristics
From public records
Year built
1992
Construction
WOOD
Heating
NONE
Stories
1
Lot
3.4 ac
Current owner
From public records · entity-resolved
2n1 Kbbq Holdings LLC
Entity
Mailing address
2920 FRANKLIN ST, SAN FRANCISCO, CA 94123-3110
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 10, 2026
$3,200,000
2n1 Kbbq Holdings LLC
Edd Investment Co LLC
Grant Deed
$3,872,000 · Us Metro Bank
Apr 11, 2022
—
Tumon Bay Resort & Spa LLC
—
Deed
related
$25,000,000 · First General Bank
Jul 8, 2021
$4,833,500
Raising Canes Restaurants LLC
Brixton Alto Shopping Center LLC
Grant Deed
—
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
Grant 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
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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