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Property profile & analytics
OFF-MARKET
Estimated value
$5,810,000
Office buildings
865 Patriot Dr Moorpark, CA 93021-3407
Individually Owned
15-yr Hold
~
Est. High Equity
Property ID
US10-1469014
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2008
Total area
18,383 SF
Lot
1.15 ac (50,094 SF)
APN
512-0-430-055
UPID
US10-1469014
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
-
Arroyo Vista Advanced Pain Specialists, Inc. Medical Clinic
-
Lana Louie Wania-Galicia Physician
-
Carlos Moura Alves Physician
-
Curtis Kiyoshi Kodama Pediatrician Physician
-
Compounding Pharmacy - Burt's Pharmacy Pharmacy
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$5.34M
Comparable Approach
Comparable
$6.68M
Blend (final)
Blend
$5.81M
Owner & transaction history
Moorpark Comprehensive Medical · 15 yrs held
Moorpark Comprehensive Medical
since 2010
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$8.9M
+26.4%
Neighborhood: shopping center
$7.7M
+9.7%
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 Moorpark submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Moorpark 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$5,785,000
6.5%
$5,340,000
7%
$4,960,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$7,025,000
Current use
RESTAURANT
$8,885,000
Change: +26% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$7,705,000
Change: +10% · Conversion: Difficult
MEDICAL BUILDING
$6,990,000
Change: -1% · Conversion: Easy
AUTO REPAIR, GARAGE
$6,885,000
Change: -2% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$6,270,000
Change: -11% · Conversion: Difficult
COMMERCIAL (GENERAL)
$6,180,000
Change: -12% · Conversion: Easy
Blend value · Realmo final
$5.81M
Range $5.23M – $6.39M · ±10%
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
$316 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$79,681
Tax year 2023
Assessed value
$6,816,856
Assessed 2024
Previous assessed
$6,683,193
+2.0% YoY
Effective rate
1.17%
On assessed value
Assessed land
$942,038
Assessed improvement
$5,874,818
Applied tax rate
10.0000
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
2008
Heating
NONE
Total area
18,383 SF
Lot
1.15 ac (50,094 SF)
APN
512-0-430-055
UPID
US10-1469014
Jurisdiction
VENTURA
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$7.0M
RESTAURANT
Est. value
$8.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$7.7M
MEDICAL BUILDING
Est. value
$7.0M
AUTO REPAIR, GARAGE
Est. value
$6.9M
INDUSTRIAL (GENERAL)
Est. value
$6.3M
COMMERCIAL (GENERAL)
Est. value
$6.2M
OFFICE BUILDING Current
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
MEDICAL BUILDING
AUTO REPAIR, GARAGE
INDUSTRIAL (GENERAL)
COMMERCIAL (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
2008
Heating
NONE
Lot
1.15 ac
Current owner
From public records · entity-resolved
Moorpark Comprehensive Medical
Individual
Mailing address
24411 FIRENZE PL, VALENCIA, CA 91355-3502
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2010
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 13, 2021
—
Comprehensive Medical Center LLC
—
Deed
related
$4,420,000 · Zb NA
Sep 28, 2010
$7,480,000
Moorpark Comprehensive Medical
Ust-patriot LP
Grant Deed
$3,792,047 · Bank Of America
—
—
Moorpark Comprehensive Medical
—
Deed Of Trust
related
$3,446,000 · California Statewide Certified
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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