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Property profile & analytics
OFF-MARKET
Estimated value
$26,565,000
Office buildings
10590 Ocean Air Dr San Diego, CA 92130-4682
Entity Owned
19-yr Hold
~
Est. High Equity
Property ID
US09-7289476
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
2001
Total area
74,659 SF
Lot
4.24 ac (184,694 SF)
Zoning code
INDUSTRIAL (M ZONE)
APN
307-452-23-00
UPID
US09-7289476
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
-
Verifone Business Administration Service
-
Affinity Development Group Advertising Agency Marketing & Advertising
-
Costco Auto Program Car Dealership
-
The Planet Group Employment Agency
-
Torrey View Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$23.43M
Comparable Approach
Comparable
$34.28M
Blend (final)
Blend
$26.57M
Owner & transaction history
Utc Properties LLC · 19 yrs held
Utc Properties LLC
since 2007
6 recorded transactions
Zoning & alternative use
INDUSTRIAL (M ZONE) · San Diego, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$43.5M
+38.0%
Retail stores
$35.9M
+14.0%
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%
$25,385,000
6.5%
$23,430,000
7%
$21,760,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$31,510,000
Current use
MEDICAL BUILDING
$43,465,000
Change: +38% · Conversion: Easy
RETAIL STORES
$35,910,000
Change: +14% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$30,005,000
Change: -5% · Conversion: Difficult
AUTO REPAIR, GARAGE
$28,770,000
Change: -9% · Conversion: Difficult
Blend value · Realmo final
$26.57M
Range $23.91M – $29.22M · ±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
$356 / 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
$316,643
Tax year 2024
Assessed value
$28,808,489
Assessed 2024
Previous assessed
$28,808,489
+0.0% YoY
Effective rate
1.10%
On assessed value
Assessed land
$13,391,000
Assessed improvement
$15,417,489
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
2001
Heating
NONE
Units
1
Total area
74,659 SF
Lot
4.24 ac (184,694 SF)
Zoning code
INDUSTRIAL (M ZONE)
APN
307-452-23-00
UPID
US09-7289476
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.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$31.5M
MEDICAL BUILDING
Est. value
$43.5M
RETAIL STORES
Est. value
$35.9M
INDUSTRIAL (GENERAL)
Est. value
$30.0M
AUTO REPAIR, GARAGE
Est. value
$28.8M
OFFICE BUILDING Current
MEDICAL BUILDING
RETAIL STORES
INDUSTRIAL (GENERAL)
AUTO REPAIR, GARAGE
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
2001
Heating
NONE
Units
1
Lot
4.24 ac
Current owner
From public records · entity-resolved
Utc Properties LLC
Entity
Mailing address
PO BOX 2450, NEWPORT BEACH, CA 92658-8972
Ownership since
2007
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 2, 2007
—
Utc Properties LLC
Ca Torrey View Corporate Center LLC
Grant Deed
$157,000,000 · Wachovia Bank NA
Jan 8, 2007
—
Ca-torrey View Corporate Ctr
Torrey View Center LLC
Quit Claim Deed
—
Feb 16, 2006
—
Torrey View Center LLC
Pacifica Torrey View LLC
Quit Claim Deed
—
May 28, 2004
—
Pacifica Torrey View LLC
Hibiscus Torre View LLC
Grant Deed
related
—
Apr 1, 2003
—
Hibiscus Torrey View LLC
Torrey View Associates LP
Quit Claim Deed
related
$11,000,000 · Column Financial INC
Oct 29, 1999
$2,200,000
Torrey View Associates L P Cons
—
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.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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