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Property profile & analytics
OFF-MARKET
Estimated value
$22,310,000
Retail space
10450 Science Ctr Dr San Diego, CA 92121-1119
Entity Owned
31-yr Hold
Free & Clear
Property ID
US09-8210778
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1996
Total area
84,358 SF
Lot
5.26 ac (229,125 SF)
Zoning code
RESTRICTED COMMERCIAL
APN
340-180-25-00
UPID
US09-8210778
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
-
Kim Sinil MD Physician
-
Pacira Pharmaceuticals Inc Factory Production Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$22.31M
Owner & transaction history
Lankford & Associates INC · 31 yrs held
Lankford & Associates INC
since 1994
2 recorded transactions
Zoning & alternative use
RESTRICTED COMMERCIAL · San Diego, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Industrial (general)
$36.0M
+14.3%
Warehouse, storage
$34.8M
+10.4%
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 San Diego submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs San Diego 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
RETAIL STORES
$31,475,000
Current use
INDUSTRIAL (GENERAL)
$35,965,000
Change: +14% · Conversion: Difficult
WAREHOUSE, STORAGE
$34,755,000
Change: +10% · Conversion: Difficult
Blend value · Realmo final
$22.31M
Range $20.08M – $24.54M · ±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
$264 / 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
$536,635
Tax year 2024
Assessed value
$43,590,890
Assessed 2024
Previous assessed
$43,590,890
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$19,316,493
Assessed improvement
$24,274,397
Applied tax rate
8.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1996
Heating
NONE
Units
1
Total area
84,358 SF
Lot
5.26 ac (229,125 SF)
Zoning code
RESTRICTED COMMERCIAL
APN
340-180-25-00
UPID
US09-8210778
Jurisdiction
SAN DIEGO
Zoning & alternative use
RESTRICTED COMMERCIAL · San Diego, CAZoning RESTRICTED COMMERCIAL · permitted uses
RESTRICTED COMMERCIAL · San Diego, CA
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
RETAIL STORES Current
Est. value
$31.5M
INDUSTRIAL (GENERAL)
Est. value
$36.0M
WAREHOUSE, STORAGE
Est. value
$34.8M
RETAIL STORES Current
INDUSTRIAL (GENERAL)
WAREHOUSE, STORAGE
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
1996
Heating
NONE
Units
1
Lot
5.26 ac
Current owner
From public records · entity-resolved
Lankford & Associates INC
Entity
Free & Clear · 31 yrs held
Mailing address
PO BOX 847, CARLSBAD, CA 92018-0847
Ownership since
1994
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 20, 1995
—
Lasdk LP
—
Grant Deed
related
$14,941,494 · National Electrical Benefit Fu
Dec 15, 1994
$2,389,310
Lankford & Associates INC
—
Grant Deed
related
—
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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