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Property profile & analytics
OFF-MARKET
Estimated value
$3,545,000
Medical Office Space
40760 California Oaks Rd Murrieta, CA 92562-5791
Individually Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-1910869
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
2007
Construction
WOOD
Total area
5,687 SF
Lot
0.77 ac (33,541 SF)
APN
949-470-024
UPID
US09-1910869
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
-
Dr. Bryan Watanabe Dental Office
-
Pacific Dental Dental Office
-
Real Smile Dental Implant Dental Office
-
Crossing dental Dental Office
-
Murrieta Dental Group Dental Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.52M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.30M
Blend (final)
Blend
$3.55M
Owner & transaction history
James C Tong · 3 yrs held
James C Tong
since 2023
Last sale
$3.8M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$5.8M
+155.4%
Apartment house (5+ units)
$5.6M
+147.0%
Neighborhood: shopping center
$4.9M
+114.8%
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 Murrieta submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Murrieta 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
$3,300,000
ML approach
$3,515,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
MEDICAL BUILDING
$2,280,000
Current use
COMMERCIAL (GENERAL)
$5,820,000
Change: +155% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$5,630,000
Change: +147% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$4,895,000
Change: +115% · Conversion: Difficult
RESTAURANT
$3,530,000
Change: +55% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,455,000
Change: +8% · Conversion: Difficult
Blend value · Realmo final
$3.55M
Range $3.19M – $3.90M · ±10% · vs last sale $3.80M (Feb 2 2023)
Last sale anchor
$3.80M
Feb 2 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
$623 / 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
$48,694
Tax year 2024
Assessed value
$3,876,000
Assessed 2024
Previous assessed
$3,876,000
+0.0% YoY
Effective rate
1.26%
On assessed value
Assessed land
$1,122,000
Assessed improvement
$2,754,000
Applied tax rate
24.0000
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
2007
Construction
WOOD
Heating
NONE
Stories
1
Total area
5,687 SF
Lot
0.77 ac (33,541 SF)
APN
949-470-024
UPID
US09-1910869
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
MEDICAL BUILDING Current
Est. value
$2.3M
COMMERCIAL (GENERAL)
Est. value
$5.8M
APARTMENT HOUSE (5+ UNITS)
Est. value
$5.6M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$4.9M
RESTAURANT
Est. value
$3.5M
AUTO REPAIR, GARAGE
Est. value
$2.5M
MEDICAL BUILDING Current
COMMERCIAL (GENERAL)
APARTMENT HOUSE (5+ UNITS)
NEIGHBORHOOD: SHOPPING CENTER
RESTAURANT
AUTO REPAIR, GARAGE
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
2007
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.77 ac
Current owner
From public records · entity-resolved
James C Tong
Individual
Mailing address
2322 W AVE 1ST #1, LANCASTER, CA 93536-3943
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 2, 2023
$3,800,000
James C Tong
University Of The Pacific
Grant Deed
—
Aug 24, 2022
—
University Of The Pacific
California Oaks Group LLC
Gift Deed
related
—
Oct 29, 2019
—
California Oaks Group LLC
—
Deed
related
$600,000 · Western Alliance Bk
Nov 23, 2005
$500,000
California Oaks Group LLC
Guaranty Bank
Grant Deed
—
May 1, 2000
$768,000
Guaranty Federal Bank Fsb
Mobasseri,farshad
Grant Deed
related
—
Jul 14, 1998
$485,500
Farshad Mobasseri
Oak
Grant Deed
—
—
—
California Oaks Group LLC
—
Loan Modification
related
$600,000 · Western Alliance Bk
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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