Entity Owned 
For Lease
$21,750,000
10256 Meanley Dr, San Diego, CA 92131
View Listing →
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2001
Total area
54,460 SF
Lot
3.78 ac (164,656 SF)
Zoning code
INDUSTRIAL (M ZONE)
APN
319-170-37-00
UPID
US09-6977279
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Insurance Agency
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$20.23M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$21.75M
Owner & transaction history
since 2025
Last sale
$20.5M
6 recorded transactions
Zoning & alternative use
INDUSTRIAL (M ZONE) · San Diego, CA
Top alternative use upside
Medical building
$31.7M
+21.0%
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.
17% off on annual
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 6 comparables with addresses
5 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Summary
1
Valuation conclusion
Included free
Estimated market value
$21.75M
Value range
$19.58M – $23.93M
±10% around blend
Estimated value / SF
$399 / SF
Confidence
High
6 county-verified comps
Property data
88
Market benchmarks
67
Comparable evidence
60
$19.58M
blend $21.75M
$23.93M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
54,460 SF
Lot area
3.78 ac
Year built
2001
APN
319-170-37-00
Zoning
INDUSTRIAL (M ZONE)
Assessed value
$21,328,200
Annual tax
$263,155
3
Income approach: direct capitalization
Partial preview
Income approach indication
$20.23M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$21.91M
@ 6.5% CAP return
$20.23M
@ 7% CAP return
$18.78M
4
Sales comparison
Partial preview
Sales approach indication
$13.89M
Weighted, 6 comps · high confidence
Evidence
6 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
5.2 mi away · 60,603 SF
6.2 mi away · 46,620 SF
6.3 mi away · 43,020 SF
6.5 mi away · 55,000 SF
8.0 mi away · 39,965 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$21.75M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 855 sales
$481
-17%
County 2035 sales
$420
-5%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $399/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Medical Building
Gross theoretical uplift
+21%
vs current-use indication
Retail Stores · current use
Office Building
Industrial (general)
Auto Repair, Garage
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.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 6 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
Implied cap rate
6.00%
Implied, in-place cap rate for this retail 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 · 6.00%
9.0%
NOI (est.)
$1.44M *
Last sale · Jan 2022
$20.50M
* 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$23.92M
Move the market yield to see immediate price impact.
Value / SF
$439
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
5.50%6.00%6.50%
$1.29M
$23.48M
$21.53M
$19.87M
$1.44M
$26.09M
$23.92M
$22.08M
$1.58M
$28.70M
$26.31M
$24.28M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
6 found
High confidence · county-verified
Closest comparable
$6.40M
0.1 mi · Nov 2025 · $141/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$263,155
Tax year 2024
Assessed value
$21,328,200
Assessed 2024
Previous assessed
$21,328,200
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$7,282,800
Assessed improvement
$14,045,400
Applied tax rate
8.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
For Lease
Year built
2001
Heating
NONE
Units
1
Total area
54,460 SF
Lot
3.78 ac (164,656 SF)
Zoning code
INDUSTRIAL (M ZONE)
APN
319-170-37-00
UPID
US09-6977279
Jurisdiction
SAN DIEGO
Zoning & alternative use
INDUSTRIAL (M ZONE) · San Diego, CAZoning INDUSTRIAL (M ZONE) · permitted uses
INDUSTRIAL (M ZONE) · San Diego, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
2001
Heating
NONE
Units
1
Lot
3.78 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
INDUSTRIAL (M ZONE)
Jurisdiction
San Diego, CA
Recorded code
INDUSTRIAL (M ZONE)
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for INDUSTRIAL (M ZONE) in San Diego, CA.
What opens after registration
Zoning profile
3 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
One complete report on every paid plan · 5 · 30 · 100 reports per month.
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 · 5 · 30 · 100 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?”
Full reports are paid
Unlock the full Property Analytics report
Pick a plan to open full owner contacts, all 4 valuations with methodology, the refine flow, comparable adjustments, the foot-traffic deep dive and PDF / CSV export. Cancel anytime.
