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Property profile & analytics
OFF-MARKET
Estimated value
$8,650,000
Manufacturing properties
10996 Torreyana Rd San Diego, CA 92121-1159
Entity Owned
22-yr Hold
~
Est. High Equity
Property ID
US09-7293220
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1981
Total area
83,415 SF
Lot
6.22 ac (270,943 SF)
Zoning code
INDUSTRIAL (M ZONE)
APN
340-010-34-00
UPID
US09-7293220
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
-
Biocom Institute | Life Sciences STEM Education and Workforce Development Corporate Office
-
Weekend Gym Gym & Fitness Center
-
The Alexandria Conference Center Trade Show Venue
-
Hugo The Barber and Provisions Barber Shop
-
Alexandria Real Estate Equities, Inc. Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$9.85M
Blend (final)
Blend
$8.65M
Owner & transaction history
Are-sd Region #17 LLC · 22 yrs held
Are-sd Region #17 LLC
since 2004
5 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
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$8.65M
Range $7.79M – $9.52M · ±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
$104 / 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
$492,498
Tax year 2024
Assessed value
$39,876,268
Assessed 2024
Previous assessed
$39,876,268
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$13,143,553
Assessed improvement
$26,732,715
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1981
Heating
NONE
Units
1
Total area
83,415 SF
Lot
6.22 ac (270,943 SF)
Zoning code
INDUSTRIAL (M ZONE)
APN
340-010-34-00
UPID
US09-7293220
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
1981
Heating
NONE
Units
1
Lot
6.22 ac
Current owner
From public records · entity-resolved
Are-sd Region #17 LLC
Entity
Mailing address
PO BOX 847, CARLSBAD, CA 92018-0847
Ownership since
2004
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 26, 2006
—
Are-sd Region 17 LLC
—
Deed Of Trust
related
$165,000,000 · Bank Of America
Jul 22, 2004
—
Are-sd Region #17 LLC
Torreyana Road LP
Grant Deed
related
—
Feb 1, 2002
—
10996 Torryana Road LP
Trade Service Corp
Grant Deed
$11,928,188 · Idec Trade Services Building
Jan 26, 2000
—
Trade Services Corp
—
Deed Of Trust
related
$30,000,000 · Bankboston NA
—
—
Torreyana Rd LP 10996
—
Deed Of Trust
related
$11,954,188 · Idec-trade Services Building
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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