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Property profile & analytics
OFF-MARKET
Estimated value
$23,690,000
Office buildings
10509 Vis Sorrento Pkwy San Diego, CA 92121-2707
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6688263
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1987
Total area
84,000 SF
Lot
5.58 ac (243,064 SF)
Zoning code
INDUSTRIAL (M ZONE)
APN
340-090-15-00
UPID
US09-6688263
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
-
Scott Harmes C2 Reverse Mortgage Loan Service Bank
-
Webb Law Group, APC Law Firm
-
C2FI.COM Loan Service Bank
-
The Sapp Team Loan Service Bank
-
Sole Law, APC Law Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$26.61M
Comparable Approach
Comparable
$15.81M
Blend (final)
Blend
$23.69M
Owner & transaction history
Ls Vista Sorrento II LLC · 4 yrs held
Ls Vista Sorrento II LLC
since 2022
Last sale
$24.0M
7 recorded transactions
Zoning & alternative use
INDUSTRIAL (M ZONE) · San Diego, 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 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
$20,145,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$28,830,000
6.5%
$26,610,000
7%
$24,710,000
Blend value · Realmo final
$23.69M
Range $21.32M – $26.06M · ±10% · vs last sale $24.00M (Jan 28 2022)
Last sale anchor
$24.00M
Jan 28 2022
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
$282 / 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
$306,900
Tax year 2024
Assessed value
$24,969,600
Assessed 2024
Previous assessed
$24,969,600
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$11,964,600
Assessed improvement
$13,005,000
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
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Status
Off-Market
Year built
1987
Heating
NONE
Units
1
Total area
84,000 SF
Lot
5.58 ac (243,064 SF)
Zoning code
INDUSTRIAL (M ZONE)
APN
340-090-15-00
UPID
US09-6688263
Jurisdiction
SAN DIEGO
Zoning & alternative use
INDUSTRIAL (M ZONE) · San Diego, CA
Zoning INDUSTRIAL (M ZONE) · permitted uses
INDUSTRIAL (M ZONE) · San Diego, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
San Diego. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1987
Heating
NONE
Units
1
Lot
5.58 ac
Current owner
From public records · entity-resolved
Ls Vista Sorrento II LLC
Entity
Mailing address
3501 JAMBOREE RD STE #230, NEWPORT BEACH, CA 92660-2995
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
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
Jan 28, 2022
$24,000,000
Ls Vista Sorrento II LLC
Sn Investment Properties LLC
Grant Deed
—
Aug 31, 2011
—
Sn Investment Properties LLC
Ph Fbi Sd LLC
Quit Claim Deed
related
—
Dec 13, 2010
—
Ads Investments LLC
—
Deed Of Trust
related
$10,200,000 · National Life Insurance
Aug 21, 2006
—
Sn Investment Properties LLC
Harjo Investment
Grant Deed
—
Dec 27, 2002
—
Harjo Investments Co
Mres Properties
Grant Deed
$4,700,000 · First American Title Co
Jun 30, 1993
—
Sbd America Fund G F Mitsui
Sbd Properties
Quit Claim Deed
related
—
Jun 29, 1990
$15,682,496
Sbd America Fund G F Mitsui
Unknown
Grant Deed
related
—
—
—
Sn Investment Properties LLC
—
Deed Of Trust
related
$9,200,000 · Aviva Life & Annuity Co
—
—
Harjo Investment Co
—
Deed Of Trust
related
$10,200,000 · National Life Insurance
—
—
Sbd Properties
—
Deed Of Trust
related
$29,900 · Mres Capital INC
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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