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Property profile & analytics
OFF-MARKET
Office Spaces
12630 Monte Vis Rd Poway, CA 92064-2530
Individually Owned
2-yr Hold
~
Est. High Equity
Property ID
US09-9308424
Property profile
Verified
Property type
Office Spaces
Use group
CONDOMINIUM OFFICES
Year built
1983
Total area
1,568 SF
Lot
1.16 ac (50,712 SF)
Zoning code
COMMERCIAL
APN
275-770-07-14
UPID
US09-9308424
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
-
Dr. Harrison D. Fortney, DDS Dental Office
-
Boulder Medical Center Medical Clinic
-
AllDent Dental Center: Tae Chung, DDS Dental Office
-
Pham Gem T DDS Dental Office
-
Robert T. Gramins - Boulder OMS 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
by Request
Owner & transaction history
Gem Pham · 2 yrs held
Gem Pham
since 2024
Last sale
$796,000
7 recorded transactions
Zoning & alternative use
COMMERCIAL · Poway, 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 Poway submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Poway 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
—
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
$9,184
Tax year 2024
Assessed value
$811,797
Assessed 2024
Previous assessed
$811,797
+0.0% YoY
Effective rate
1.13%
On assessed value
Assessed land
$357,000
Assessed improvement
$454,797
Applied tax rate
17.0000
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
Office Spaces
Use group
CONDOMINIUM OFFICES
Status
Off-Market
Year built
1983
Heating
NONE
Units
1
Total area
1,568 SF
Lot
1.16 ac (50,712 SF)
Zoning code
COMMERCIAL
APN
275-770-07-14
UPID
US09-9308424
Jurisdiction
SAN DIEGO
Zoning & alternative use
COMMERCIAL · Poway, CA
Zoning COMMERCIAL · permitted uses
COMMERCIAL · Poway, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Poway. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1983
Heating
NONE
Units
1
Lot
1.16 ac
Current owner
From public records · entity-resolved
Gem Pham
Individual
Mailing address
12630 MONTE VIS RD STE #109, POWAY, CA 92064-2526
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
21 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 23, 2024
—
Gem Pham
Gem Pham
Deed
related
—
Nov 16, 2022
$796,000
Sv Property LLC
Lion And Lamb Asset Management LLC
Grant Deed
$2,305,000 · Banc Of California NA
Jun 16, 2022
$1,050,000
Kimia Real Properties LLC
Boulder Fw Management LLC
Grant Deed
$840,000 · Bank Of America NA
Jan 3, 2022
—
Lt Retina Holdings LLC
—
Deed
related
$1,011,500 · First Citizens Bank & Trust Co
Mar 26, 2021
$1,610,000
Jhl Holdings LLC
Deborah J Tornambe
Grant Deed
$805,000 · First Citizens Bank
Mar 26, 2021
—
Jhl Holdings LLC
—
Deed
related
$655,000 · Business Finance Capital
Aug 28, 2020
—
Tornambe Family Trust
Paul E Tornambe
Deed
related
—
Aug 25, 2020
—
Tornambe Family Trust
Paul E Tornambe
Deed
related
—
May 22, 2020
$746,000
Chinh N Doan
Bougainvillea LLC
Grant Deed
—
May 22, 2020
—
Chinh N Doan
Chi D Ha
Quitclaim Deed
related
—
Feb 20, 2020
—
Tornambe Family Trust
Paul E Tornambe
Quitclaim Deed
related
—
Dec 31, 2019
$650,000
Lion And Lamb Asset Management LLC
Bobkar LLC
Grant Deed
$552,500 · First Citizens Bank & Trust Co
Dec 6, 2019
—
Boulder Fw Management LLC
Lily Workman Feely
Grant Deed
$685,354 · First Citizens Bank & Trust Co
Dec 3, 2018
—
Khansari Family Trust
Khansari Properties LLC
Quitclaim Deed
related
—
Oct 19, 2018
$1,050,000
Lt Retina Holdings LLC
Gl LLC
Grant Deed
$500,000 · Bank Of America
Jul 2, 2018
$625,000
Tae Chung
Rock Fund Capital LLC
Grant Deed
$575,500 · Wells Fargo Bank NA
Apr 4, 2018
—
Khansari Family Trust
Khansari Properties LLC
Quitclaim Deed
—
Feb 8, 2017
—
Khansari Properties LLC
Khansari,alireza & Leila
Quitclaim Deed
related
—
Mar 19, 2008
$575,000
Bobkar LLC
D William Zaayer
Grant Deed
$402,500 · Citibank NA
Feb 28, 2008
—
Zaayer D William & J Trust
Zaayer D William & J D
Quit Claim Deed
related
—
—
—
Bobkar LLC
—
Deed Of Trust
related
$119,000 · Cdc Small Business Finance Co
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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