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Property profile & analytics
OFF-MARKET
Estimated value
$640,000
Medical Office Space
10631 Prospect Ave Santee, CA 92071-4532
Individually Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7090103
Property summary
AI-generated overview
This exceptional Santee, CA commercial property presents a unique investment opportunity. Priced at $1,200,000, this 0.31-acre lot boasts a fully operational dog boarding, training, daycare, and grooming facility, complete with a comfortable 4-bedroom, 1.5-bathroom residence. The dog facility features a reception area, a modern grooming room with a high-end washing basin, 16 new Sani-Kennels, 5 indoor bed boxes with outdoor runs, and new air conditioning. Extensive outdoor space includes three large play yards with decomposed granite, shade sails, and fans, along with 20 outdoor kennels of varying sizes—all covered. The residence includes a new roof, updated kitchen, new windows, new AC, and a washer and dryer. The property also benefits from a recently installed, paid-off solar system, camera surveillance, and parking for 8-10 cars (tandem) with expansion potential. The property may be suitable for cannabis business
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
1958
Total area
1,214 SF
Lot
0.31 ac (13,671 SF)
Zoning code
INDUSTRIAL (M ZONE)
APN
384-261-03-00
UPID
US09-7090103
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
-
Uzi's Boarding Kennel & Boarding Facility
-
Su-Ets Kennels Pet Grooming Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$815k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$892k
Blend (final)
Blend
$640k
Owner & transaction history
Heather Trinh · 1 yrs held
Heather Trinh
since 2025
Last sale
$599,500
2 recorded transactions
Zoning & alternative use
INDUSTRIAL (M ZONE) · Santee, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$865,000
+50.4%
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 Santee submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Santee 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
$895,000
ML approach
$815,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
MEDICAL BUILDING
$575,000
Current use
RETAIL STORES
$865,000
Change: +50% · Conversion: Difficult
AUTO REPAIR, GARAGE
$465,000
Change: -20% · Conversion: Difficult
Blend value · Realmo final
$640k
Range $576k – $704k · ±10% · vs last sale $600k (Mar 3 2025)
Last sale anchor
$600k
Mar 3 2025
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
$527 / 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
$8,604
Tax year 2024
Assessed value
$714,000
Assessed 2024
Previous assessed
$714,000
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$663,000
Assessed improvement
$51,000
Applied tax rate
16.0000
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
1958
Heating
NONE
Units
1
Bathrooms
1
Total area
1,214 SF
Lot
0.31 ac (13,671 SF)
Zoning code
INDUSTRIAL (M ZONE)
APN
384-261-03-00
UPID
US09-7090103
Jurisdiction
SAN DIEGO
Zoning & alternative use
INDUSTRIAL (M ZONE) · Santee, CAZoning INDUSTRIAL (M ZONE) · permitted uses
INDUSTRIAL (M ZONE) · Santee, 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
MEDICAL BUILDING Current
Est. value
$575,000
RETAIL STORES
Est. value
$865,000
AUTO REPAIR, GARAGE
Est. value
$465,000
MEDICAL BUILDING Current
RETAIL STORES
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
1958
Heating
NONE
Units
1
Bathrooms
1
Lot
0.31 ac
Current owner
From public records · entity-resolved
Heather Trinh
Individual
Mailing address
6205 COWLES MTN BLVD, SAN DIEGO, CA 92119-3328
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
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
Jun 3, 2025
$599,500
Heather Trinh
Cass Co Investments LLC
Grant Deed
—
Jan 6, 2023
$700,000
Cass Co Investments LLC
Wood Maniscalco Sueannette
Grant Deed
$600,000 · Wood Sueannette
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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