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Property profile & analytics
OFF-MARKET
Estimated value
$9,555,000
Apartment buildings
13260 Heacock St, Moreno Valley, CA 92553-3160
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-1772203
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1973
Construction
WOOD
Total area
14,372 SF
Lot
2.35 ac (102,366 SF)
Zoning code
R3
APN
482-600-059
UPID
US10-1772203
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
-
Bevia Apartments Apartment Complex
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$10.53M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$9.56M
Owner & transaction history
Bevia Apartments Owner I LLC · 2 yrs held
Bevia Apartments Owner I LLC
since 2023
Last sale
$8.7M
7 recorded transactions
Zoning & alternative use
R3 · Moreno Valley, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$14.7M
+71.3%
Restaurant
$8.9M
+3.9%
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
$10,250,000
ML approach
$10,530,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$8,590,000
Current use
COMMERCIAL (GENERAL)
$14,715,000
Change: +71% · Conversion: Moderate
RESTAURANT
$8,920,000
Change: +4% · Conversion: Difficult
Blend value · Realmo final
$9.56M
Range $8.60M – $10.51M · ±10% · vs last sale $8.72M (Nov 3 2023)
Last sale anchor
$8.72M
Nov 3 2023
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
$665 / 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
$101,978
Tax year 2024
Assessed value
$8,720,000
Assessed 2024
Previous assessed
$8,720,000
+0.0% YoY
Effective rate
1.17%
On assessed value
Assessed land
$2,000,000
Assessed improvement
$6,720,000
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1973
Construction
WOOD
Heating
NONE
Buildings
3
Stories
2
Units
4
Total area
14,372 SF
Lot
2.35 ac (102,366 SF)
Zoning code
R3
APN
482-600-059
UPID
US10-1772203
Jurisdiction
RIVERSIDE
Zoning & alternative use
R3 · Moreno Valley, CA
Zoning R3 · permitted uses
R3 · 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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$8.6M
COMMERCIAL (GENERAL)
Est. value
$14.7M
RESTAURANT
Est. value
$8.9M
APARTMENT HOUSE (5+ UNITS) Current
COMMERCIAL (GENERAL)
RESTAURANT
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
1973
Construction
WOOD
Heating
NONE
Stories
2
Buildings
3
Units
4
Lot
2.35 ac
Current owner
From public records · entity-resolved
Bevia Apartments Owner I LLC
Entity
Mailing address
59600 W JEFFERSON BLVD, LOS ANGELES, CA 90016
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 3, 2023
$8,720,000
Bevia Apartments Owner I LLC
Bevia Apts LLC
Grant Deed
$8,680,000 · Corevest American Finance Lender Ll
Feb 28, 2020
$6,650,000
Bevia Apts LLC
Euphoria Investment LLC
Grant Deed
$4,655,000 · Credit Union/sthrn Ca
Sep 20, 2016
$4,600,000
Euphoria Investment LLC
Pi Properties No 72 LLC
Grant Deed
$2,400,000 · Bank Of Hemet
Oct 31, 2014
$3,210,000
Pi Properties No 72 LLC
13260 Heacock Street Trust
Grant Deed
—
Nov 1, 2010
—
13260 Heacock Street Trust
Walker R O Family Trust
Quit Claim Deed
related
$2,400,000 · Impac Secured Assets 2006-1
May 26, 2010
—
13260 Heacock Street Trust
13260 Heacock St Trust
Quit Claim Deed
related
—
Jul 6, 2009
—
13260 Heacock Street Trust
G & R Walker Corp
Quit Claim Deed
related
—
Feb 26, 2007
—
13260 Heacock Street Trust
Walker R O Family Trust
Quit Claim Deed
related
—
Nov 17, 2005
$4,900,000
Walker Ruth O Family Trust
Pv Apartments
Grant Deed
$2,400,000 · Fidelity Bancorp Funding INC
Apr 4, 1995
$600,000
Coast Federal Bank
Promontory Properties III
Trustees Deed
related
—
Jan 4, 1994
—
Maurice Etal Weiner
Sailor,danton B
Quit Claim Deed
related
—
Aug 1, 1989
$695,000
Rowen Nelson J
Promontory Prope
Grant Deed
related
$97,000 · Neighborhood Financial Svcs
—
—
Pv Apartments
—
Deed Of Trust
related
$750,000 · Washington Mutual Fsb
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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