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Property profile & analytics
OFF-MARKET
Estimated value
$1,160,000
Office buildings
7111 Magnolia Ave Riverside, CA 92504-3863
Individually Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-3152486
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1966
Construction
WOOD
Total area
6,300 SF
Lot
0.28 ac (12,196 SF)
Zoning code
R0
APN
227-283-003
UPID
US09-3152486
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
-
ROGER Y TSUTSUMI DPM Physician
-
Roger Yoriki Tsutsumi Physician
-
studio 13 salon Hair Salon Nail Salon
-
Hot Stuff Esthetics Waxing Spa & Massage Center Skin Care Clinic
-
The Lux Day Spa Alternative Medicine Practice Spa & Massage Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.01M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.35M
Blend (final)
Blend
$1.16M
Owner & transaction history
Roger Yoriki Dpm · 1 yrs held
Roger Yoriki Dpm
since 2025
Last sale
$1.2M
7 recorded transactions
Zoning & alternative use
R0 · Riverside, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$1.8M
+23.1%
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 Riverside submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Riverside 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
$1,045,000
ML approach
$1,005,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,495,000
Current use
MEDICAL BUILDING
$1,840,000
Change: +23% · Conversion: Easy
Blend value · Realmo final
$1.16M
Range $1.04M – $1.28M · ±10% · vs last sale $1.20M (Mar 24 2025)
Last sale anchor
$1.20M
Mar 24 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
$184 / 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
$14,495
Tax year 2024
Assessed value
$1,312,372
Assessed 2024
Previous assessed
$1,312,372
+0.0% YoY
Effective rate
1.10%
On assessed value
Assessed land
$328,094
Assessed improvement
$984,278
Applied tax rate
9.0000
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
1966
Construction
WOOD
Heating
NONE
Stories
2
Total area
6,300 SF
Lot
0.28 ac (12,196 SF)
Zoning code
R0
APN
227-283-003
UPID
US09-3152486
Jurisdiction
RIVERSIDE
Zoning & alternative use
R0 · Riverside, CA
Zoning R0 · permitted uses
R0 · Riverside, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Riverside. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$1.5M
MEDICAL BUILDING
Est. value
$1.8M
OFFICE BUILDING Current
MEDICAL BUILDING
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
1966
Construction
WOOD
Heating
NONE
Stories
2
Lot
0.28 ac
Current owner
From public records · entity-resolved
Roger Yoriki Dpm
Individual
Mailing address
11507 TRAILRUN CT, RIVERSIDE, CA 92505-5114
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
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 24, 2025
—
Roger Yoriki Dpm
Roger Y Tsutsumi
Deed
related
—
Jan 24, 2019
$1,200,000
Roger Y Tsutsumi
7101 Magnolia LLC
Grant Deed
$1,020,000 · First Citizens Bank & Trust Co
May 29, 2009
$1,400,000
7101 Magnolia LLC
Kim,joung S
Grant Deed
$700,000 · Bank Of America
Feb 22, 2007
—
Joung S Kim
Maxx Consulting LLC
Grant Deed
$2,100,000 · Hanmi Bank
Jul 25, 2006
—
Maxx Consulting LLC
Kim,joung S
Grant Deed
—
Mar 14, 2003
$1,200,000
Joung S Kim
Gooding,kenneth B & Sharon E
Grant Deed
$840,000 · Jackson Federal Bank
Oct 1, 1989
$167,818
Kenneth B Gooding
Unknown
Grant Deed
—
Jul 1, 1988
—
Duena Escrow Cor
Aspittle Dale A
Grant Deed
related
—
—
—
Kenneth B Gooding
—
Deed Of Trust
related
$652,500 · Affinity Bank
—
—
Kenneth Gooding
—
Deed Of Trust
related
$735,000
—
—
Joung S Kim
—
Deed Of Trust
related
$1,200,000 · Hanmi Bank
—
—
Joung S Kim
—
Deed Of Trust
related
$680,000 · Pacific City 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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