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Property profile & analytics
FOR LEASE
Office buildings
26650 The Old Rd Valencia, CA 91355
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9943897
For Lease
1 / 20
$12,780,000
26650 The Old Rd, Valencia, CA 91355
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Property summary
AI-generated overview
Westridge Medical & Professional Center, a Class A office building located at 26650 The Old Rd, Valencia, CA 91381 (cross streets: The Old Rd/Valencia Blvd), offers exceptional medical and professional office space for lease. Built in 2004, this single, three-story building boasts 66,150 square feet of total space, with 25,170 square feet currently vacant. Units range from a minimum of 2,194 square feet to a maximum contiguous space of 9,790 square feet, providing flexibility for various business needs. The property sits on a 3.86-acre lot (168,142 square feet) and features ample parking with 236 spaces and elevators for convenient access. The building is zoned C-3 and has a building floor area ratio (FAR) of 0.39. Its prime location in Stevenson Ranch offers easy access to Henry Mayo Newhall Hospital, approximately two miles away. This exceptional property provides a sophisticated and functional workspace, ideal for businesses seeking a prestigious address in a thriving community. The property's APN is 2826142161. This is a multi-tenant building with various suite sizes available.
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
2004
Construction
STEEL FRAME
Total area
66,253 SF
Lot
3.86 ac (167,928 SF)
Zoning code
LCA2
APN
2826-142-161
UPID
US09-9943897
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
$8.30M
CAP Approach
CAP
$14.33M
Comparable Approach
Comparable
$10.17M
Blend (final)
Blend
$12.78M
Owner & transaction history
Westridge Lph LLC · 4 yrs held
Westridge Lph LLC
since 2022
Last sale
$13.7M
7 recorded transactions
Zoning & alternative use
LCA2 · Valencia, 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 Valencia submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Valencia 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
$12,060,000
ML approach
$8,295,000
CAP Approach
CAP Return
Estimation
6%
$15,525,000
6.5%
$14,330,000
7%
$13,305,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$21,065,000
Change: -20% · Conversion: Difficult
Blend value · Realmo final
$12.78M
Range $11.50M – $14.06M · ±10% · vs last sale $13.69M (May 27 2022)
Last sale anchor
$13.69M
May 27 2022
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
$193 / 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
$189,337
Tax year 2024
Assessed value
$14,238,382
Assessed 2024
Previous assessed
$14,238,382
+0.0% YoY
Effective rate
1.33%
On assessed value
Assessed land
$8,620,222
Assessed improvement
$5,618,160
Applied tax rate
14.0000
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 (MULTI-STORY)
Status
For Lease
Year built
2004
Construction
STEEL FRAME
Heating
NONE
Stories
3
Total area
66,253 SF
Lot
3.86 ac (167,928 SF)
Zoning code
LCA2
APN
2826-142-161
UPID
US09-9943897
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LCA2 · Valencia, CAZoning LCA2 · permitted uses
LCA2 · Valencia, CA
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
WAREHOUSE, STORAGE
Est. value
$21.1M
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
2004
Construction
STEEL FRAME
Heating
NONE
Stories
3
Lot
3.86 ac
Current owner
From public records · entity-resolved
Westridge Lph LLC
Entity
Mailing address
500 N AKARD ST STE #2800, DALLAS, TX 75201-3308
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
22 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 27, 2022
$13,685,500
Westridge Lph LLC
Westridge Ep Owner LLC
Grant Deed
$11,515,000 · Liberty Capital Bank
Jul 30, 2018
—
Westridge Ep Owner LLC
—
Deed
related
$120,000,000 · Bank Of America
Dec 10, 2015
$700,000
Westridge Ep Owner LLC
Tic Westridge 9 LLC
Grant Deed
—
Dec 10, 2015
—
Core Westridge H LLC
Core Westridge H LLC
Quit Claim Deed
related
—
Dec 10, 2015
$480,000
Westridge Ep Owner LLC
Tic Westridge 26 LLC
Grant Deed
—
Dec 10, 2015
$520,000
Westridge Ep Owner LLC
Tic Westridge 23 LLC
Grant Deed
—
Dec 10, 2015
$420,000
Westridge Ep Owner LLC
Tic Westridge 22 LLC
Grant Deed
—
Dec 10, 2015
$480,100
Westridge Ep Owner LLC
Tic Westridge 18 LLC
Grant Deed
—
Dec 10, 2015
$1,500,000
Westridge Ep Owner LLC
Tic Westridge 1 LLC
Grant Deed
—
Dec 10, 2015
$310,500
Westridge Ep Owner LLC
Tic Westridge 11 LLC
Grant Deed
—
Dec 10, 2015
$361,000
Westridge Ep Owner LLC
Tic Westridge 14 LLC
Grant Deed
—
Dec 10, 2015
$299,500
Westridge Ep Owner LLC
Tic Westridge 27 LLC
Grant Deed
—
Dec 10, 2015
$455,500
Westridge Ep Owner LLC
Tic Westridge 15 LLC
Grant Deed
—
Dec 10, 2015
$185,000
Westridge Ep Owner LLC
Core Westridge H LLC
Grant Deed
—
Dec 10, 2015
$820,000
Westridge Ep Owner LLC
Tic Westridge 13 LLC
Grant Deed
—
Dec 10, 2015
$760,000
Westridge Ep Owner LLC
Tic Westridge 8 LLC
Grant Deed
—
Dec 10, 2015
$310,000
Westridge Ep Owner LLC
Tic Westridge 2 LLC
Grant Deed
—
Dec 10, 2015
$560,000
Westridge Ep Owner LLC
Tic Westridge 3 LLC
Grant Deed
—
Dec 10, 2015
$960,000
Westridge Ep Owner LLC
Tic Westridge 6 LLC
Grant Deed
—
Dec 10, 2015
$880,000
Westridge Ep Owner LLC
Tic Westridge 7 LLC
Grant Deed
—
Jul 6, 2015
—
Tic Westridge 1 LLC
A & B Westridge LLC
Quit Claim Deed
related
—
—
—
Westridge Ep Owner LLC
—
Deed Of Trust
related
$120,000,000 · Bank Of America
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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