FOR LEASE
Medical Office Space
Property ID
US09-8569646
Individually Owned Owner of record is an individual.
Absentee Owner Owner mailing address differs from the property address.
~
Est. High Equity Modeled equity is high. Estimate, not a fact.
Individually Owned 
For Lease
1 / 7
$28,780,000
488 East Valley Pkwy, Escondido, CA 92025
View Listing
Property summary
AI-generated overview
The property is a healthcare-zoned commercial real estate located at 488 East Valley Parkway in Escondido, California 92025. It is classified as a healthcare facility suitable for healthcare uses.
Ownership intelligence
Who controls the opportunity?
Resolved identity, portfolio, hold profile and investor signals. Included in the full report.
Owner contacts
Can we reach the decision maker?
Skip-traced phones and e-mails of the owner. Included with the full report.
Mortgages
What is owed, to whom, and when it comes due
Recorded lenders, amounts and estimated maturities of the owner's loan book — in the full report.
Property tax · 2024
What does the county charge?
$344k
Tax billed · 2024
Assessed value$30.18M
Assessed land$8.32M
Assessed improvement$21.86M
Effective rate1.14%
Value estimate
· Sep 2026$28.78M
$25.90M – $31.66M
CAP approach$19.71M
Sales comparison$29.95M
Realmo valuation models over county records.
Recently sold
What actually traded nearby?
$303/SF
ZIP average, outlier-cleaned · 28 recorded sales of this use type
Observed band · Q1–Q3$210 – $416
Cap rate analysis
How does the asset earn?
No income signal is modeled for this parcel yet — the Cap Rates tab runs the workflow.
Zoning insight
What can be built here?
RESTRICTED COMMERCIAL
JurisdictionSAN DIEGO
Location intelligence
Which uses thrive at this corner?
Best fit: Catering Service
Demand heat for this use is drawn on the map · LocInt grid
Demand index
Catering Service9.7
Watch Repair Shop9.0
Shoe Repair8.8
Demand index: how under-served this business type is around this point — modeled from the LocInt grid (area demand vs. what already operates, adjusted by real visit traffic). Higher means stronger unmet demand.
Location
✓ County assessor
✓ Recorded deeds · 6 transfers
– Comp sales · not on file
✓ Zoning catalog
Every figure names its source: public record, benchmark, or modeled. Coverage varies by property — thin data is stated as missing, never invented.
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks.A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
5 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Professional Plan · 30 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$28.78M
Value range
$25.90M – $31.66M
±10% around blend
Estimated value / SF
$400 / SF
Confidence
Property data
88
Market benchmarks
100
Comparable evidence
60
$25.90M
blend $28.78M
$31.66M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
72,000 SF
Lot area
3.07 ac
Year built
1990
APN
229-441-11-00
Zoning
RESTRICTED COMMERCIAL
Assessed value · 2024
$30,182,004
Annual tax · 2024
$344,191
3
Income approach: direct capitalization
Partial preview
Income approach indication
$19.71M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$21.35M
@ 6.5% CAP return
$19.71M
@ 7% CAP return
$18.30M
4
Sales comparison
Partial preview
Sales approach indication
$29.95M
Range $15.09M – $29.95M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$28.78M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)
Average
Subject delta
ZIP 28 sales
$303
+32%
Submarket 31 sales
$305
+31%
County 224 sales
$475
-16%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $400/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Restaurant
Gross theoretical uplift
+116%
vs current use, $21.81M
Auto Repair, Garage
Office Building
Medical Building · current use
Warehouse, Storage
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
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Overview
Implied cap rate
4.00%
Implied, in-place cap rate for this medical office space
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 4.00%
9.0%
NOI (est.)
$2.55M *
Last sale · Dec 2025
$36.40M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$63.70M
Move the market yield to see immediate price impact.
Value / SF
$885
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
3.50%4.00%4.50%
$2.29M
$65.52M
$57.33M
$50.96M
$2.55M
$72.80M
$63.70M
$56.62M
$2.80M
$80.08M
$70.07M
$62.28M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Building & 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
Property tax & assessments
Tax year 2024
Tax billed
$344,191
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
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
Jurisdiction
Escondido, CA
Recorded code
RESTRICTED COMMERCIAL
Codes and permitted uses for this address
Registration is required before the official district profile is shown.
Owner Contacts
Phones and e-mails of the people behind this property's owner, traced from licensed contact data.
Owner phones and e-mails come with the full report for this property - traced from licensed contact data, with verification and Do-Not-Call flags on every number.
Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 30 · 300 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
Mortgages · part of Ownership Intelligence
See what the owner owes, and when it comes due.
The mortgage data is behind the paid report: recorded loans of the owner - lender, amount, rate and the estimated maturity - as part of the Ownership Intelligence workspace.
What opens after registration
Ownership report
Recorded loansLender, amount and origination for every instrument
Estimated maturityWhen the debt comes due and the refi window opens
Rates & liensRecorded or estimated rate, junior liens flagged
CollateralWhich holding secures each loan - this property marked
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 30 · 300 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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- Local Zoning Insight
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