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Property profile & analytics
OFF-MARKET
Estimated value
$2,000,000
Office buildings
7130 Magnolia Ave Riverside, CA 92504-3864
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-3176660
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1972
Construction
TILT-UP CONCRETE
Total area
6,120 SF
Lot
0.62 ac (27,007 SF)
Zoning code
R0
APN
230-151-005
UPID
US09-3176660
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
-
Philadelphia Housing Apartment Complex
-
Small Business Resource Center Advertising Agency Marketing & Advertising
-
Tristar Auto Sales Car Dealership
-
Black Ink Industries Tax Preparation
-
Tax & Law Research Inc. Accounting Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.00M
CAP Approach
CAP
$1.93M
Comparable Approach
Comparable
$2.06M
Blend (final)
Blend
$2.00M
Owner & transaction history
Wellchild LLC · 2 yrs held
Wellchild LLC
since 2024
Last sale
$2.0M
7 recorded transactions
Zoning & alternative use
R0 · Riverside, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$2.9M
+99.9%
Auto repair, garage
$2.7M
+86.8%
Retail stores
$2.2M
+49.7%
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
$2,000,000
ML approach
$2,000,000
CAP Approach
CAP Return
Estimation
6%
$2,085,000
6.5%
$1,925,000
7%
$1,785,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,450,000
Current use
RESTAURANT
$2,900,000
Change: +100% · Conversion: Moderate
AUTO REPAIR, GARAGE
$2,710,000
Change: +87% · Conversion: Difficult
RETAIL STORES
$2,175,000
Change: +50% · Conversion: Moderate
MEDICAL BUILDING
$1,785,000
Change: +23% · Conversion: Easy
Blend value · Realmo final
$2.00M
Range $1.80M – $2.20M · ±10% · vs last sale $2.00M (Feb 29 2024)
Last sale anchor
$2.00M
Feb 29 2024
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
$327 / 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
$23,637
Tax year 2024
Assessed value
$2,142,000
Assessed 2024
Previous assessed
$2,142,000
+0.0% YoY
Effective rate
1.10%
On assessed value
Assessed land
$765,000
Assessed improvement
$1,377,000
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
1972
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
2
Total area
6,120 SF
Lot
0.62 ac (27,007 SF)
Zoning code
R0
APN
230-151-005
UPID
US09-3176660
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
RESTAURANT
Est. value
$2.9M
AUTO REPAIR, GARAGE
Est. value
$2.7M
RETAIL STORES
Est. value
$2.2M
MEDICAL BUILDING
Est. value
$1.8M
OFFICE BUILDING Current
RESTAURANT
AUTO REPAIR, GARAGE
RETAIL STORES
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
1972
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
2
Lot
0.62 ac
Current owner
From public records · entity-resolved
Wellchild LLC
Entity
Mailing address
16202 LIMERICK ST, RIVERSIDE, CA 92503-5985
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 29, 2024
$2,000,000
Wellchild LLC
California Baptist University
Grant Deed
—
Aug 10, 2022
$1,400,000
California Baptist University
Frank Heyming
Grant Deed
—
Aug 10, 2022
—
Frank Heyming
Frank Heyming
Intrafamily Transfer
related
—
Jun 24, 2005
—
Magnolia Avenue Privacy Trust
Heyming F T & L E Trust
Quit Claim Deed
related
—
Oct 7, 2003
—
Heyming,tr
Heyming,frank T & Lucy E
Quit Claim Deed
related
—
Mar 1, 1989
$1,100,000
Heyming Frank T
Strawper INC
Trustees Deed
$800,000 · Porter Franklin
Mar 1, 1989
—
Strawper INC
Porter Franklin
Trustees Deed
related
—
—
—
Frank T Heyming
—
Deed Of Trust
related
$710,000 · City National Bank
—
—
Frank T Heyming
—
Deed Of Trust
related
$830,000 · Provident Savings 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.
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