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Property profile & analytics
OFF-MARKET
Estimated value
$1,630,000
Strip malls
12625 Frederick St K Moreno Valley, CA 92553-5216
Entity Owned
7-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-3240018
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
1991
Construction
WOOD
Total area
9,380 SF
Lot
0.9 ac (39,204 SF)
Zoning code
MUC
APN
291-570-026
UPID
US09-3240018
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
$1.63M
Owner & transaction history
Tumon Bay Resort & Spa LLC · 7 yrs held
Tumon Bay Resort & Spa LLC
since 2019
4 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
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
RETAIL STORES
$2,670,000
Change: -5% · Conversion: Easy
MEDICAL BUILDING
$2,565,000
Change: -9% · Conversion: Difficult
Blend value · Realmo final
$1.63M
Range $1.47M – $1.79M · ±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
$174 / 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
$26,273
Tax year 2024
Assessed value
$2,269,311
Assessed 2024
Previous assessed
$2,269,311
+0.0% YoY
Effective rate
1.16%
On assessed value
Assessed land
$557,758
Assessed improvement
$1,711,553
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
1991
Construction
WOOD
Heating
NONE
Stories
1
Total area
9,380 SF
Lot
0.9 ac (39,204 SF)
Zoning code
MUC
APN
291-570-026
UPID
US09-3240018
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.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES
Est. value
$2.7M
MEDICAL BUILDING
Est. value
$2.6M
RETAIL STORES
MEDICAL 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
1991
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.9 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
4 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
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.
Try Rey
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