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Property profile & analytics
OFF-MARKET
Estimated value
$970,000
Office buildings
41881 5th St Temecula, CA 92590-2708
Trust Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-1934275
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1977
Construction
WOOD
Total area
1,125 SF
Lot
0.16 ac (6,969 SF)
Zoning code
R1
APN
922-022-007
UPID
US10-1934275
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
-
Julie Ngo - State Farm Insurance Agent Insurance Agency
-
Doverspike & Associates Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.02M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$970k
Owner & transaction history
Ngo,julie Trust · 5 yrs held
Ngo,julie Trust
since 2020
Last sale
$925,000
7 recorded transactions
Zoning & alternative use
R1 · Temecula, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.2M
+372.2%
Retail stores
$1.0M
+309.6%
Neighborhood: shopping center
$970,000
+297.1%
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
$1,015,000
ML approach
$1,015,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,150,000
Change: +372% · Conversion: Easy
RETAIL STORES
$1,000,000
Change: +310% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$970,000
Change: +297% · Conversion: Difficult
Blend value · Realmo final
$970k
Range $873k – $1.07M · ±10% · vs last sale $925k (Jul 20 2020)
Last sale anchor
$925k
Jul 20 2020
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
$862 / 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
$12,403
Tax year 2024
Assessed value
$1,011,619
Assessed 2024
Previous assessed
$1,011,619
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$485,577
Assessed improvement
$526,042
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
1977
Construction
WOOD
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Units
1
Rooms
5
Bathrooms
1
Total area
1,125 SF
Lot
0.16 ac (6,969 SF)
Zoning code
R1
APN
922-022-007
UPID
US10-1934275
Jurisdiction
RIVERSIDE
Zoning & alternative use
R1 · Temecula, CA
Zoning R1 · permitted uses
R1 · 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
COMMERCIAL (GENERAL)
Est. value
$1.2M
RETAIL STORES
Est. value
$1.0M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$970,000
COMMERCIAL (GENERAL)
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
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
1977
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Stories
1
Units
1
Rooms
5
Bathrooms
1
Lot
0.16 ac
Current owner
From public records · entity-resolved
Ngo,julie Trust
Trust
Mailing address
32191 VIA BEJARANO, TEMECULA, CA 92592-3894
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 20, 2020
—
Ngo,julie Trust
Julie Ngo
Quit Claim Deed
related
—
Jan 15, 2019
$925,000
Julie Ngo
Robert S Perdue
Grant Deed
$648,750 · Pacific Premier Bank
Mar 4, 2015
$393,000
Robert S Perdue
Heller Family 1988 Trust
Grant Deed
$373,000 · Demarius Holdings LLC
May 31, 2013
—
Heller Family 1988 Trust
Calac-heller,esther J
Quit Claim Deed
related
—
Feb 21, 2013
$35,000
Esther J Calac-heller
Hernandez,peter P
Grant Deed
—
Feb 7, 2012
—
Esther J Calac-heller
Hernandez Family Trust
Quit Claim Deed
related
—
May 30, 1995
—
Frank D Etux Hernandez
Hernandez,frank D Etal
Quit Claim Deed
related
—
May 12, 1993
$43,500
Franlk D Hernandez
Hernandez,peter
Grant Deed
related
$67,500 · Home Savings Of America
—
—
Frank D Hernandez
—
Deed Of Trust
related
$56,000 · Western Cities Mortgage
—
—
Peter Hernandez
—
Deed Of Trust
related
$37,000 · Household Finance Corp
—
—
Peter Hernandez
—
Deed Of Trust
related
$39,000 · Household Finance Corp
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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