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Property profile & analytics
OFF-MARKET
Estimated value
$1,605,000
Office buildings
28936 Old Town Frnt St Temecula, CA 92590-2804
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-2502644
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1989
Construction
TILT-UP CONCRETE
Total area
11,088 SF
Lot
0.78 ac (33,976 SF)
Zoning code
SC
APN
922-120-012
UPID
US10-2502644
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
$1.02M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.25M
Blend (final)
Blend
$1.61M
Owner & transaction history
28936 Old Town LLC · 4 yrs held
28936 Old Town LLC
since 2022
Last sale
$1.6M
7 recorded transactions
Zoning & alternative use
SC · Temecula, 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 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
$1,155,000
ML approach
$1,020,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,405,000
Current use
Blend value · Realmo final
$1.61M
Range $1.44M – $1.77M · ±10% · vs last sale $1.64M (Jul 15 2022)
Last sale anchor
$1.64M
Jul 15 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
$145 / 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
$25,587
Tax year 2024
Assessed value
$2,244,000
Assessed 2024
Previous assessed
$2,244,000
+0.0% YoY
Effective rate
1.14%
On assessed value
Assessed land
$673,200
Assessed improvement
$1,570,800
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
1989
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
2
Total area
11,088 SF
Lot
0.78 ac (33,976 SF)
Zoning code
SC
APN
922-120-012
UPID
US10-2502644
Jurisdiction
RIVERSIDE
Zoning & alternative use
SC · Temecula, CA
Zoning SC · permitted uses
SC · Temecula, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Temecula. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$2.4M
OFFICE BUILDING Current
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
1989
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
2
Lot
0.78 ac
Current owner
From public records · entity-resolved
28936 Old Town LLC
Entity
Mailing address
31192 SANTA MARGARITA PL, SAN JUAN CAPISTRANO, CA 92675-1831
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 15, 2022
$1,638,000
28936 Old Town LLC
Hunter Urban Investments LLC
Grant Deed
$1,050,000 · Citizens Business Bank
Aug 3, 2016
$1,000,000
Hunter Urban Investments LLC
Rss Associates
Grant Deed
$250,000 · Midfirst Bank
Oct 28, 1994
—
R S S Assoc
Kaminskas,valeria Etal
Grant Deed
related
—
Sep 1, 1989
$1,575,000
Kaminskas Valeri
R S S Assoc
Grant Deed
$1,275,000 · Rss Associates
—
—
R S S Associates
—
Deed Of Trust
related
$265,000 · First Business Bank
—
—
Rss Assoc
—
Deed Of Trust
related
$1,343,250 · Wells Fargo Bank
—
—
Rss Associates
—
Deed Of Trust
related
$475,000 · Mellon First Business Bank
—
—
Rss Associates
—
Deed Of Trust
related
$412,000 · Citizens Business 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.
Try Rey
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