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Property profile & analytics
OFF-MARKET
Estimated value
$10,080,000
Office buildings
2 Better World Cir Temecula, CA 92590-3756
Entity Owned
~
Est. High Equity
Property ID
US09-1885019
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2006
Construction
WOOD
Total area
42,175 SF
Lot
1.53 ac (66,646 SF)
APN
940-310-060
UPID
US09-1885019
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
-
Galliano Law Firm
-
Visual Edge IT California | Temecula | Image Source Tech Support Center IT Consulting Firm
-
Copenbarger & Copenbarger Law Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$9.77M
Comparable Approach
Comparable
$7.95M
Blend (final)
Blend
$10.08M
Owner & transaction history
Oldtown Corporate Center LLC
Oldtown Corporate Center LLC
since 2025
Last sale
$11.3M
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$12.5M
+36.3%
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 Temecula submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Temecula 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$10,580,000
6.5%
$9,765,000
7%
$9,070,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$9,145,000
Current use
WAREHOUSE, STORAGE
$12,460,000
Change: +36% · Conversion: Difficult
Blend value · Realmo final
$10.08M
Range $9.07M – $11.09M · ±10% · vs last sale $11.30M (Jul 2 2025)
Last sale anchor
$11.30M
Jul 2 2025
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
$239 / 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
$113,836
Tax year 2024
Assessed value
$7,942,536
Assessed 2024
Previous assessed
$7,942,536
+0.0% YoY
Effective rate
1.43%
On assessed value
Assessed land
$694,972
Assessed improvement
$7,247,564
Applied tax rate
13.0000
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 buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
2006
Construction
WOOD
Heating
NONE
Stories
3
Total area
42,175 SF
Lot
1.53 ac (66,646 SF)
APN
940-310-060
UPID
US09-1885019
Jurisdiction
RIVERSIDE
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$9.1M
WAREHOUSE, STORAGE
Est. value
$12.5M
OFFICE BUILDING Current
WAREHOUSE, STORAGE
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
2006
Construction
WOOD
Heating
NONE
Stories
3
Lot
1.53 ac
Current owner
From public records · entity-resolved
Oldtown Corporate Center LLC
Entity
Mailing address
PO BOX 3080, REDLANDS, CA 92373-0999
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 2, 2025
$11,300,000
Oldtown Corporate Center LLC
Ridge Park Office LLC
Grant Deed
$7,475,000 · Banc Of California
Nov 23, 2016
—
Ridge Park Office LLC
—
Deed
related
$6,500,000 · A10 Cap
Nov 2, 2012
—
Ridge Park Office LLC
—
Deed Of Trust
related
$5,800,000 · Joel Shukovsky
—
—
Ridge Park Office LLC
—
Deed Of Trust
related
$6,100,000 · Thorofare Asset Based Lending Reit Fund Thorofare Asset Based Lending Reit Fund
—
—
Ridge Park Office LLC
—
Deed Of Trust
related
$6,500,000 · A10 Cap
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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