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Property profile & analytics
FOR LEASE
Medical Office Space
488 East Valley Pkwy Escondido, CA 92025
Individually Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-8569646
For Lease
1 / 7
$28,780,000
488 East Valley Pkwy, Escondido, CA 92025
View Listing →
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
1990
Total area
72,000 SF
Lot
3.07 ac (133,729 SF)
Zoning code
RESTRICTED COMMERCIAL
APN
229-441-11-00
UPID
US09-8569646
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. Charles E. Jerome, DDS Dental Office
-
Endodontics Dental Office
-
Hanlon Robert J Jr DMD: Escondido Endodontics Dental Office
-
Neighborhood Healthcare Escondido, Downtown & Prenatal Physician
-
Arch Health Medical Group - Valley Parkway Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$19.71M
Comparable Approach
Comparable
$29.95M
Blend (final)
Blend
$28.78M
Owner & transaction history
Neighborhood Healthcare
Neighborhood Healthcare
since 2025
Last sale
$36.4M
6 recorded transactions
Zoning & alternative use
RESTRICTED COMMERCIAL · Escondido, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$47.2M
+116.5%
Auto repair, garage
$27.5M
+26.1%
Office building
$26.0M
+19.1%
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 Escondido submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Escondido 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
$31,850,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$21,345,000
6.5%
$19,705,000
7%
$18,295,000
Alternative Use
Use
Estimation
MEDICAL BUILDING
$21,805,000
Current use
RESTAURANT
$47,210,000
Change: +116% · Conversion: Difficult
AUTO REPAIR, GARAGE
$27,485,000
Change: +26% · Conversion: Difficult
OFFICE BUILDING
$25,960,000
Change: +19% · Conversion: Easy
WAREHOUSE, STORAGE
$19,750,000
Change: -9% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$17,515,000
Change: -20% · Conversion: Difficult
Blend value · Realmo final
$28.78M
Range $25.90M – $31.66M · ±10% · vs last sale $36.40M (Dec 16 2025)
Last sale anchor
$36.40M
Dec 16 2025
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
$400 / 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
$344,191
Tax year 2024
Assessed value
$30,182,004
Assessed 2024
Previous assessed
$30,182,004
+0.0% YoY
Effective rate
1.14%
On assessed value
Assessed land
$8,323,200
Assessed improvement
$21,858,804
Applied tax rate
4.0000
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
For Lease
Year built
1990
Heating
NONE
Units
1
Total area
72,000 SF
Lot
3.07 ac (133,729 SF)
Zoning code
RESTRICTED COMMERCIAL
APN
229-441-11-00
UPID
US09-8569646
Jurisdiction
SAN DIEGO
Zoning & alternative use
RESTRICTED COMMERCIAL · Escondido, CA
Zoning RESTRICTED COMMERCIAL · permitted uses
RESTRICTED COMMERCIAL · Escondido, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Escondido. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
MEDICAL BUILDING Current
Est. value
$21.8M
RESTAURANT
Est. value
$47.2M
AUTO REPAIR, GARAGE
Est. value
$27.5M
OFFICE BUILDING
Est. value
$26.0M
WAREHOUSE, STORAGE
Est. value
$19.8M
INDUSTRIAL (GENERAL)
Est. value
$17.5M
MEDICAL BUILDING Current
RESTAURANT
AUTO REPAIR, GARAGE
OFFICE BUILDING
WAREHOUSE, STORAGE
INDUSTRIAL (GENERAL)
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
1990
Heating
NONE
Units
1
Lot
3.07 ac
Current owner
From public records · entity-resolved
Neighborhood Healthcare
Individual
Mailing address
800 W MADISON ST STE #400, CHICAGO, IL 60607-2481
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 16, 2025
$36,400,000
Neighborhood Healthcare
Kagr Escondido LLC
Grant Deed
$31,620,000 · Zb NA
Jul 8, 2021
$29,010,000
Kagr Escondido LLC
Escondido Medical Properties LLC
Grant Deed
$510,200,000 · Capital One Bank NA
Dec 6, 2017
$25,500,000
Escondido Medical Properties LLC
Clpf Escondido Mob LP
Grant Deed
$59,885,000 · Capital One Bank NA
Jun 29, 2007
$10,520,000
Clpf-mmic Escondido Mob
Escondido Atm LLC
Grant Deed
—
Jan 10, 2006
—
Escondido Atm LLC
Twenty Seven Mh INC
Grant Deed
$17,730,000 · Gmac Commercial Mortgage Bank
—
—
Twenty-seven Mh INC
—
Deed Of Trust
related
$7,700,000 · Laredo National 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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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