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Property profile & analytics
OFF-MARKET
Estimated value
$7,115,000
Manufacturing properties
10529 Vine St, Lakeside, CA 92040-2439
Entity Owned
6-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9629638
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1999
Total area
41,310 SF
Lot
3.51 ac (152,895 SF)
Zoning code
INDUSTRIAL (M ZONE)
APN
392-120-29-00
UPID
US09-9629638
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
-
Hazard Construction Co Construction Company General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$7.27M
Comparable Approach
Comparable
$5.55M
Blend (final)
Blend
$7.12M
Owner & transaction history
Jem Group LLC · 6 yrs held
Jem Group LLC
since 2019
7 recorded transactions
Zoning & alternative use
INDUSTRIAL (M ZONE) · Lakeside, 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 Lakeside submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lakeside 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%
$7,875,000
6.5%
$7,270,000
7%
$6,750,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$11,260,000
Current use
Blend value · Realmo final
$7.12M
Range $6.40M – $7.83M · ±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
$172 / 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
$105,026
Tax year 2024
Assessed value
$8,620,502
Assessed 2024
Previous assessed
$8,620,502
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$3,967,146
Assessed improvement
$4,653,356
Applied tax rate
82.0000
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1999
Heating
NONE
Units
1
Total area
41,310 SF
Lot
3.51 ac (152,895 SF)
Zoning code
INDUSTRIAL (M ZONE)
APN
392-120-29-00
UPID
US09-9629638
Jurisdiction
SAN DIEGO
Zoning & alternative use
INDUSTRIAL (M ZONE) · Lakeside, CA
Zoning INDUSTRIAL (M ZONE) · permitted uses
INDUSTRIAL (M ZONE) · Lakeside, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Lakeside. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$11.3M
INDUSTRIAL (GENERAL) 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
1999
Heating
NONE
Units
1
Lot
3.51 ac
Current owner
From public records · entity-resolved
Jem Group LLC
Entity
Mailing address
6465 MARINDUSTRY DR, SAN DIEGO, CA 92121-2536
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
16 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 20, 2022
—
Jem Group LLC
—
Deed
related
$4,100,000 · American Business Bank
May 4, 2020
—
Jem Group LLC
—
Deed
related
$4,319,615 · Pacific Wstrn Bk
Oct 1, 2019
$8,000,000
Jem Group LLC
Dfa LLC
Grant Deed
$4,319,615 · Pacific Western National Bank
Oct 1, 2019
—
Jem Group LLC
—
Deed
related
$3,455,962 · Pacific Wstrn Bk
Nov 5, 2004
—
Ahern Rentals INC
—
Deed Of Trust
related
$175,000,000 · Wachovia Bank NA
Feb 15, 2002
$998,000
Dfa LLC
Couvrette Properties
Grant Deed
—
Jun 11, 1998
$1,039,000
Couvrette Properties Californi
Anderson,stanley G
Grant Deed
$748,500 · Grossmont Bank
Jan 24, 1997
$675,000
Stanley G Anderson
Catspaw Properties
Grant Deed
$426,000 · Grossmont Bank
Sep 26, 1996
$1,150,000
Catspaw Properties
Ham Bros Construction INC
Trustees Deed
—
Dec 19, 1990
$1,147,702
Ham Brothers Construction INC
Unknown
Grant Deed
—
—
—
Dfa LLC
—
Deed Of Trust
related
$4,350,000 · Torrey Pines Bank
—
—
Dfa LLC
—
Deed Of Trust
related
$3,010,000 · Wells Fargo Bank
—
—
Jem Group LLC
—
Deed Of Trust
related
$3,455,962 · Pacific Wstrn Bk
—
—
Dfa LLC
—
Deed Of Trust
related
$3,010,000 · Wells Fargo Bank
—
—
Jem Group LLC
—
Deed Of Trust
related
$3,551,000 · Cdc Small Busn Fin
—
—
Jem Group LLC
—
Deed Of Trust
related
$4,319,615 · Pacific Wstrn Bk
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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