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Property profile & analytics
OFF-MARKET
Estimated value
$4,640,000
Medical Office Space
374 H St Chula Vista, CA 91910-5547
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US09-9465546
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
1994
Total area
8,147 SF
Lot
0.54 ac (23,522 SF)
Zoning code
COMMERCIAL
APN
573-010-23-00
UPID
US09-9465546
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
-
Amazing Body Colon Cleanse San Diego Physician
-
Terra Nova Family Dentistry: Maroon Ileana P DDS Dental Office
-
Benjamin Gross, MD Physician Medical Clinic
-
Pack & Bianes - Terra Nova, Now Operated by Total Vision Ophthalmologist (Bike/Boat/Book/etc) Store
-
Pack John Carlos OD Optician Eye Care Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.46M
Blend (final)
Blend
$4.64M
Owner & transaction history
Ars Fresno Holdings II LLC · 4 yrs held
Ars Fresno Holdings II LLC
since 2021
Last sale
$4.7M
5 recorded transactions
Zoning & alternative use
COMMERCIAL · Chula Vista, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$7.3M
+124.3%
Restaurant
$5.3M
+63.2%
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 Chula Vista submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Chula Vista 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
MEDICAL BUILDING
$3,275,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$7,340,000
Change: +124% · Conversion: Difficult
RESTAURANT
$5,340,000
Change: +63% · Conversion: Difficult
AUTO REPAIR, GARAGE
$3,110,000
Change: -5% · Conversion: Difficult
RETAIL STORES
$3,080,000
Change: -6% · Conversion: Difficult
Blend value · Realmo final
$4.64M
Range $4.18M – $5.10M · ±10% · vs last sale $4.73M (Nov 29 2021)
Last sale anchor
$4.73M
Nov 29 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
$570 / 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
$57,583
Tax year 2024
Assessed value
$4,921,092
Assessed 2024
Previous assessed
$4,921,092
+0.0% YoY
Effective rate
1.17%
On assessed value
Assessed land
$1,976,760
Assessed improvement
$2,944,332
Applied tax rate
1.0000
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
1994
Heating
NONE
Units
1
Total area
8,147 SF
Lot
0.54 ac (23,522 SF)
Zoning code
COMMERCIAL
APN
573-010-23-00
UPID
US09-9465546
Jurisdiction
SAN DIEGO
Zoning & alternative use
COMMERCIAL · Chula Vista, CA
Zoning COMMERCIAL · permitted uses
COMMERCIAL · Chula Vista, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Chula Vista. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
MEDICAL BUILDING Current
Est. value
$3.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$7.3M
RESTAURANT
Est. value
$5.3M
AUTO REPAIR, GARAGE
Est. value
$3.1M
RETAIL STORES
Est. value
$3.1M
MEDICAL BUILDING Current
NEIGHBORHOOD: SHOPPING CENTER
RESTAURANT
AUTO REPAIR, GARAGE
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
1994
Heating
NONE
Units
1
Lot
0.54 ac
Current owner
From public records · entity-resolved
Ars Fresno Holdings II LLC
Entity
Mailing address
PO BOX 867, RANCHO SANTA FE, CA 92067-0867
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 29, 2021
$4,730,000
Ars Fresno Holdings II LLC
16585 Via Floresta LLC
Grant Deed
—
Mar 15, 2007
—
16585 Via Floresta LLC
Gildardo Turullols
Grant Deed
$2,200,000 · Wells Fargo Bank NA
Feb 15, 2006
—
Turullols Family Trust
Turullols Family Trust
Quit Claim Deed
related
—
Jun 16, 2005
—
Gildardo Turullols
Turullols Family Trust
Quit Claim Deed
related
—
Dec 23, 2004
—
Turullos Family Trust
—
Trustees Deed
related
$1,900,000 · Foothill Independent 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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