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Property profile & analytics
OFF-MARKET
Estimated value
$1,575,000
Theaters & concert halls
1025 Tierra Del Rey Chula Vista, CA 91910-7821
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-9039737
Property profile
Verified
Property type
Theaters & concert halls
Use group
THEATER (MOVIE)
Year built
1998
Total area
55,820 SF
Lot
2.52 ac (109,771 SF)
Zoning code
COMMERCIAL
APN
640-293-03-00
UPID
US09-9039737
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
-
Regal Rancho Del Rey Cinema Theater & Performing Art Venue
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.58M
Owner & transaction history
Mdc Mercury 2604 Propco 3 LLC
Mdc Mercury 2604 Propco 3 LLC
since 2026
7 recorded transactions
Zoning & alternative use
COMMERCIAL · Chula Vista, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Chula Vista submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Chula Vista 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
THEATER (MOVIE)
$2,175,000
Current use
Blend value · Realmo final
$1.58M
Range $1.42M – $1.73M · ±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
$28 / 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
$169,973
Tax year 2024
Assessed value
$14,161,422
Assessed 2024
Previous assessed
$14,161,422
+0.0% YoY
Effective rate
1.20%
On assessed value
Assessed land
$3,386,424
Assessed improvement
$10,774,998
Applied tax rate
1.0000
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
Theaters & concert halls
Use group
THEATER (MOVIE)
Status
Off-Market
Year built
1998
Heating
NONE
Units
1
Total area
55,820 SF
Lot
2.52 ac (109,771 SF)
Zoning code
COMMERCIAL
APN
640-293-03-00
UPID
US09-9039737
Jurisdiction
SAN DIEGO
Zoning & alternative use
COMMERCIAL · Chula Vista, CA
Zoning COMMERCIAL · permitted uses
COMMERCIAL · Chula Vista, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Chula Vista. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
THEATER (MOVIE) Current
Est. value
$2.2M
THEATER (MOVIE) Current
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
1998
Heating
NONE
Units
1
Lot
2.52 ac
Current owner
From public records · entity-resolved
Mdc Mercury 2604 Propco 3 LLC
Entity
Mailing address
11995 EL CAMINO REAL, SAN DIEGO, CA 92130-2539
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 8, 2026
—
Mdc Mercury 2604 Propco 3 LLC
Realty Income Properties 11 LLC
Grant Deed
—
Aug 10, 2011
$14,250,000
Realty Income Props II LLC
Ecm Chula Vista LP
Grant Deed
—
Oct 6, 2006
$15,228,500
Ecm Chula Vista
Olp Chula Vista Corp
Grant Deed
—
Oct 6, 2006
—
Ecm Chula Vista LP
Olp Chula Vista Corp
Quit Claim Deed
related
$124,500,000 · Greenwich Capital Financial Products INC
Mar 1, 2004
—
Olp Chula Vista Corp
Clark Regal LLC
Grant Deed
related
—
Nov 10, 1997
$1,982,000
Clark-regal LLC
C
Grant Deed
related
—
Dec 28, 1995
$549,000
Clark Real Estate Group INC
Rdr Business Center Ltd
Grant Deed
—
Feb 21, 1990
$2,373,000
Rdr Business Cen
Rancho Del Rey P
Grant Deed
—
—
—
Clark-regal LLC
—
Deed Of Trust
related
$8,990 · Regal Cinemas INC
—
—
Olp Chula Vista Corp
—
Deed Of Trust
related
$6,900,000 · Ge Com'l Finance Busn Prop Cor
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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