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Property profile & analytics
OFF-MARKET
Estimated value
$3,300,000
Warehouses
16850 Heacock St Moreno Valley, CA 92551-9502
Entity Owned
14-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-2262535
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
2006
Construction
TILT-UP CONCRETE
Total area
756,340 SF
Lot
32.06 ac (1,396,533 SF)
Zoning code
BP
APN
316-100-047
UPID
US09-2262535
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
-
Lowe's Warehouse & Storage
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.30M
Owner & transaction history
Clpf-16850 Heacock Street LP · 14 yrs held
Clpf-16850 Heacock Street LP
since 2011
3 recorded transactions
Zoning & alternative use
BP · 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
$4 / 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
$648,628
Tax year 2024
Assessed value
$57,437,721
Assessed 2024
Previous assessed
$57,437,721
+0.0% YoY
Effective rate
1.13%
On assessed value
Assessed land
$8,102,797
Assessed improvement
$49,334,924
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
2006
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
756,340 SF
Lot
32.06 ac (1,396,533 SF)
Zoning code
BP
APN
316-100-047
UPID
US09-2262535
Jurisdiction
RIVERSIDE
Zoning & alternative use
BP · Moreno Valley, CA
Zoning BP · permitted uses
BP · 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
2006
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
32.06 ac
Current owner
From public records · entity-resolved
Clpf-16850 Heacock Street LP
Entity
Free & Clear · 14 yrs held
Mailing address
1717 MCKINNEY AVE STE #1900, DALLAS, TX 75202-1253
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2011
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 17, 2011
$46,580,000
Clpf-16850 Heacock Street LP
Realty Associates Fund Ix LP
Grant Deed
—
Mar 30, 2010
$25,000,000
Realty Associates Fund Ix LP
Sp4 Heacock LP
Grant Deed
—
Apr 14, 2006
—
Sp4 Heacock
Heacock Avenue LLC
Quit Claim Deed
related
—
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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