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Property profile & analytics
OFF-MARKET
Estimated value
$1,280,000
Office Spaces
12630 Monte Vis Rd Ste 102 Poway, CA 92064-2526
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US09-9984033
Property profile
Verified
Property type
Office Spaces
Use group
CONDOMINIUM OFFICES
Year built
1982
Total area
2,160 SF
Lot
1.16 ac (50,712 SF)
Zoning code
COMMERCIAL
APN
275-770-07-01
UPID
US09-9984033
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.44M
CAP Approach
CAP
$820k
Comparable Approach
Comparable
$872k
Blend (final)
Blend
$1.28M
Owner & transaction history
Jhl Holdings LLC · 5 yrs held
Jhl Holdings LLC
since 2021
Last sale
$1.6M
3 recorded transactions
Zoning & alternative use
COMMERCIAL · Poway, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$1.9M
+149.9%
Medical building
$1.0M
+31.6%
Retail stores
$890,000
+14.0%
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
Method
Estimation
Statistic approach
$1,320,000
ML approach
$1,435,000
CAP Approach
CAP Return
Estimation
6%
$890,000
6.5%
$820,000
7%
$760,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$780,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,945,000
Change: +150% · Conversion: Difficult
MEDICAL BUILDING
$1,025,000
Change: +32% · Conversion: Easy
RETAIL STORES
$890,000
Change: +14% · Conversion: Moderate
AUTO REPAIR, GARAGE
$825,000
Change: +6% · Conversion: Difficult
Blend value · Realmo final
$1.28M
Range $1.15M – $1.41M · ±10% · vs last sale $1.61M (Mar 26 2021)
Last sale anchor
$1.61M
Mar 26 2021
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
$593 / 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
$11,622
Tax year 2024
Assessed value
$1,029,371
Assessed 2024
Previous assessed
$1,029,371
+0.0% YoY
Effective rate
1.13%
On assessed value
Assessed land
$498,767
Assessed improvement
$530,604
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
1982
Heating
NONE
Units
1
Total area
2,160 SF
Lot
1.16 ac (50,712 SF)
Zoning code
COMMERCIAL
APN
275-770-07-01
UPID
US09-9984033
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.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$780,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.9M
MEDICAL BUILDING
Est. value
$1.0M
RETAIL STORES
Est. value
$890,000
AUTO REPAIR, GARAGE
Est. value
$825,000
OFFICE BUILDING Current
NEIGHBORHOOD: SHOPPING CENTER
MEDICAL BUILDING
RETAIL STORES
AUTO REPAIR, GARAGE
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
1982
Heating
NONE
Units
1
Lot
1.16 ac
Current owner
From public records · entity-resolved
Jhl Holdings LLC
Entity
Mailing address
12630 MONTE VIS RD STE #104, POWAY, CA 92064-2526
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2021
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
Mar 26, 2021
$1,610,000
Jhl Holdings LLC
Deborah J Tornambe
Grant Deed
$805,000 · First Citizens Bank
Aug 28, 2020
—
Tornambe Family Trust
Paul E Tornambe
Affidavit Of Death
related
—
Feb 20, 2020
—
Tornambe Family Trust
Paul E Tornambe
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.
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