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Property profile & analytics
OFF-MARKET
Estimated value
$590,000
Medical Office Space
130 Buena Vis St, Hemet, CA 92543-4308
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-3731689
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
1983
Construction
WOOD
Total area
4,480 SF
Lot
0.32 ac (13,939 SF)
Zoning code
C2
APN
443-291-025
UPID
US09-3731689
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
-
Spatiqe Beauty & Wellness Spa & Massage Center Alternative Medicine Practice
-
Nambiar Mani MD Physician Medical Clinic
-
spatiqebeauty.com Physician Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$515k
CAP Approach
CAP
$700k
Comparable Approach
Comparable
$387k
Blend (final)
Blend
$590k
Owner & transaction history
Livingwaters Investment Holdings In · 2 yrs held
Livingwaters Investment Holdings In
since 2023
Last sale
$600,000
6 recorded transactions
Zoning & alternative use
C2 · Hemet, 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 Hemet submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Hemet 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
$520,000
ML approach
$515,000
CAP Approach
CAP Return
Estimation
6%
$760,000
6.5%
$700,000
7%
$650,000
Alternative Use
Use
Estimation
MEDICAL BUILDING
$885,000
Current use
RETAIL STORES
$760,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$590k
Range $531k – $649k · ±10% · vs last sale $600k (Oct 10 2023)
Last sale anchor
$600k
Oct 10 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
$132 / 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
$6,940
Tax year 2024
Assessed value
$602,644
Assessed 2024
Previous assessed
$602,644
+0.0% YoY
Effective rate
1.15%
On assessed value
Assessed land
$125,000
Assessed improvement
$477,644
Applied tax rate
6.0000
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
Medical Office Space
Use group
MEDICAL BUILDING
Status
Off-Market
Year built
1983
Construction
WOOD
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Total area
4,480 SF
Lot
0.32 ac (13,939 SF)
Zoning code
C2
APN
443-291-025
UPID
US09-3731689
Jurisdiction
RIVERSIDE
Zoning & alternative use
C2 · Hemet, CA
Zoning C2 · permitted uses
C2 · Hemet, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Hemet. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
MEDICAL BUILDING Current
Est. value
$885,000
RETAIL STORES
Est. value
$760,000
MEDICAL BUILDING Current
RETAIL STORES
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
1983
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Stories
1
Lot
0.32 ac
Current owner
From public records · entity-resolved
Livingwaters Investment Holdings In
Entity
Mailing address
38638 VIS DEL BOSQUE, MURRIETA, CA 92562-7119
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 10, 2023
$600,000
Livingwaters Investment Holdings In
Mani Nambiar
Grant Deed
—
Jul 29, 2015
—
Mani Nambiar
Mani Nambiar
Correction Deed
related
$284,000 · Us Bank NA
Jun 10, 2010
—
Mani Nambiar
Margaret Marie Nambiar
Intrafamily Transfer
related
$300,000 · Wells Fargo Bank NA
Apr 16, 2009
—
Nambiar Mani & M Living Trust
Nambiar,margaret M
Quit Claim Deed
related
—
May 29, 1998
—
Margaret M Nambiar
Hemet Federal Savings & Loan
Grant Deed
$355,500 · Pacific National Bank
—
—
Margaret M Nambiar
—
Deed Of Trust
related
$305,000 · Provident Savings Bank
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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