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Property profile & analytics
OFF-MARKET
Estimated value
$12,950,000
Warehouses
12251 Iavelli Way, Poway, CA 92064-8845
Entity Owned
~
Est. High Equity
Property ID
US09-7465497
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1989
Total area
58,500 SF
Lot
3.48 ac (151,588 SF)
Zoning code
INDUSTRIAL (M ZONE)
APN
317-223-02-00
UPID
US09-7465497
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
-
Masco Contractor Services West General Contractor Renovation Specialist
-
Wildlife Pest Removal of San Diego Animal Shelter Pet Adoption Service
-
Schmid Building Products General Contractor Renovation Specialist
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$12.51M
Comparable Approach
Comparable
$10.17M
Blend (final)
Blend
$12.95M
Owner & transaction history
Rpv Limited LLC
Rpv Limited LLC
since 2025
Last sale
$14.6M
6 recorded transactions
Zoning & alternative use
INDUSTRIAL (M ZONE) · Poway, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$21.1M
+27.3%
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 Poway submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Poway 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%
$13,545,000
6.5%
$12,505,000
7%
$11,610,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$16,575,000
Current use
OFFICE BUILDING
$21,095,000
Change: +27% · Conversion: Difficult
Blend value · Realmo final
$12.95M
Range $11.66M – $14.25M · ±10% · vs last sale $14.57M (Jul 29 2025)
Last sale anchor
$14.57M
Jul 29 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
$221 / 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
$67,792
Tax year 2024
Assessed value
$5,713,964
Assessed 2024
Previous assessed
$5,713,964
+0.0% YoY
Effective rate
1.19%
On assessed value
Assessed land
$1,699,705
Assessed improvement
$4,014,259
Applied tax rate
17.0000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1989
Heating
NONE
Total area
58,500 SF
Lot
3.48 ac (151,588 SF)
Zoning code
INDUSTRIAL (M ZONE)
APN
317-223-02-00
UPID
US09-7465497
Jurisdiction
SAN DIEGO
Zoning & alternative use
INDUSTRIAL (M ZONE) · Poway, CA
Zoning INDUSTRIAL (M ZONE) · permitted uses
INDUSTRIAL (M ZONE) · Poway, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Poway. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$16.6M
OFFICE BUILDING
Est. value
$21.1M
WAREHOUSE, STORAGE Current
OFFICE BUILDING
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
1989
Heating
NONE
Lot
3.48 ac
Current owner
From public records · entity-resolved
Rpv Limited LLC
Entity
Mailing address
PO BOX 1056, TOPANGA, CA 90290-1056
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 29, 2025
$14,565,000
Rpv Limited LLC
12251 Iavelli Way LLC
Grant Deed
$10,968,750 · First Citizens Bank & Trust Co
Jun 5, 2025
—
12251 Lavelli Way LLC
—
Deed
related
$2,000,000 · Commercial Bank Of Ca
Mar 13, 2025
—
Iavelli Way LLC
—
Deed
related
$450,000 · Commeroial Bank Of California
Mar 23, 2005
—
12251 Iavelli Way LLC
Squire Family Trust
Quit Claim Deed
related
—
Feb 2, 1993
$3,055,000
Squire,trust
Poway Industrial
Grant Deed
—
Feb 29, 1988
$2,192,893
Poway Industrial
Cf Po
Grant Deed
$1,382,169 · Cf Poway Ltd
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.
Try Rey
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