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Property profile & analytics
OFF-MARKET
Estimated value
$17,760,000
Medical Office Space
10525 Vis Sorrento Pkwy, San Diego, CA 92121-2745
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8933417
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
1988
Total area
60,994 SF
Lot
4.66 ac (202,989 SF)
Zoning code
INDUSTRIAL (M ZONE)
APN
340-090-31-00
UPID
US09-8933417
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
-
Nationwide Insurance: Assured Partners Of CA Insurance Svc Insurance Agency
-
The Guthy Jackson Charitable Foundation Charitable Organization
-
Myers Media Group Marketing & Advertising
-
Insurance Co of the West Insurance Agency
-
Curetis USA Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$11.42M
CAP Approach
CAP
$16.51M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$17.76M
Owner & transaction history
Ls Vista Sorrento I LLC · 4 yrs held
Ls Vista Sorrento I LLC
since 2021
Last sale
$19.9M
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
by Request
ML approach
$11,420,000
CAP Approach
CAP Return
Estimation
6%
$17,890,000
6.5%
$16,510,000
7%
$15,335,000
Blend value · Realmo final
$17.76M
Range $15.98M – $19.54M · ±10% · vs last sale $19.85M (Oct 1 2021)
Last sale anchor
$19.85M
Oct 1 2021
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
$291 / 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
$254,084
Tax year 2024
Assessed value
$20,651,940
Assessed 2024
Previous assessed
$20,651,940
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$10,404,000
Assessed improvement
$10,247,940
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
Medical Office Space
Use group
MEDICAL BUILDING
Status
Off-Market
Year built
1988
Heating
NONE
Units
1
Total area
60,994 SF
Lot
4.66 ac (202,989 SF)
Zoning code
INDUSTRIAL (M ZONE)
APN
340-090-31-00
UPID
US09-8933417
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
1988
Heating
NONE
Units
1
Lot
4.66 ac
Current owner
From public records · entity-resolved
Ls Vista Sorrento I LLC
Entity
Mailing address
1920 MAIN ST STE #1200, IRVINE, CA 92614-7230
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
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
Oct 1, 2021
$19,850,000
Ls Vista Sorrento I LLC
Prh Xvi LP
Grant Deed
—
Aug 7, 2017
$16,300,000
Prh Xvi LP
Fenway X LLC
Grant Deed
$11,500,000 · Bank Of America
Dec 23, 2014
—
Fenway X LLC
Fenway Xi LLC
Grant Deed
$9,750,000 · Opus Bank
Dec 21, 2012
$9,200,000
Fenway Xi LLC
Transportation Properties LLC
Grant Deed
—
May 8, 2003
—
Transportation Properties LLC
Carramerican Realty Corp
Grant Deed
related
—
Mar 12, 1997
—
Carramerica Realty Corp
Wateridge Industrial Part,
Grant Deed
related
—
Oct 23, 1996
—
Wateridge Industrial Ptshp
—
Grant Deed
related
$4,100,000 · Farm Bureau Life Insurance Co
Jan 5, 1995
$3,961,500
Lincoln Savings
Wolf Industries-wateridge Asso
Trustees Deed
related
—
—
—
Western Devcon INC
—
Deed Of Trust
related
$500,000 · Grossmont Bank
—
—
Fenway Xi LLC
—
Deed Of Trust
related
$7,000,000 · Rait Partnership LP
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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