Back to Search
Property profile & analytics
FOR LEASE
Office buildings
12264 El Camino Real San Diego, CA 92130
Entity Owned
21-yr Hold
~
Est. High Equity
Property ID
US09-7289489
For Lease
1 / 5
$24,780,000
12264 El Camino Real, San Diego, CA 92130
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
2002
Total area
87,181 SF
Lot
3.04 ac (132,422 SF)
Zoning code
COMMERCIAL
APN
307-110-13-00
UPID
US09-7289489
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
-
EsquireTek (Bike/Boat/Book/etc) Store Corporate Office
-
Radiance International/Jacqui Grande Fine Gemstones and Jewelry (Bike/Boat/Book/etc) Store
-
Carmel Valley Endodontics Dental Office
-
Carmel Valley Endodontics: Justin Naylor, DDS Dental Office
-
Carmel Valley Endodontics: Korbar II Anthony L DDS Dental Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$27.36M
Comparable Approach
Comparable
$27.84M
Blend (final)
Blend
$24.78M
Owner & transaction history
Moreno Valley Investors I LLC · 21 yrs held
Moreno Valley Investors I LLC
since 2004
5 recorded transactions
Zoning & alternative use
COMMERCIAL · 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%
$29,640,000
6.5%
$27,360,000
7%
$25,405,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$36,795,000
Current use
INDUSTRIAL (GENERAL)
$35,035,000
Change: -5% · Conversion: Difficult
AUTO REPAIR, GARAGE
$33,595,000
Change: -9% · Conversion: Difficult
Blend value · Realmo final
$24.78M
Range $22.30M – $27.26M · ±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
$284 / 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
$396,947
Tax year 2024
Assessed value
$36,475,152
Assessed 2024
Previous assessed
$36,475,152
+0.0% YoY
Effective rate
1.09%
On assessed value
Assessed land
$8,199,519
Assessed improvement
$28,275,633
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
For Lease
Year built
2002
Heating
NONE
Units
1
Total area
87,181 SF
Lot
3.04 ac (132,422 SF)
Zoning code
COMMERCIAL
APN
307-110-13-00
UPID
US09-7289489
Jurisdiction
SAN DIEGO
Zoning & alternative use
COMMERCIAL · San Diego, CA
Zoning COMMERCIAL · permitted uses
COMMERCIAL · 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
$36.8M
INDUSTRIAL (GENERAL)
Est. value
$35.0M
AUTO REPAIR, GARAGE
Est. value
$33.6M
OFFICE BUILDING Current
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
2002
Heating
NONE
Units
1
Lot
3.04 ac
Current owner
From public records · entity-resolved
Moreno Valley Investors I LLC
Entity
Mailing address
PO BOX 272, EL CAJON, CA 92022-0272
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 3, 2021
—
Moreno Valley Investors I LLC
—
Deed
related
$16,700,000 · Manufacturers Bank
Sep 9, 2004
—
Moreno Valley Investors I LLC
Champions Of West Tower LLC
Grant Deed
$21,200,000 · Archon Financial LP
Mar 18, 2003
—
Wilson Avenue Investors LLC
Champions Of The West Tower Lc
Grant Deed
$15,500,000 · La Jolla Savings Bank
Feb 24, 2000
$3,608,511
Carmel Mountain Land Co
Pardee Construction
Grant Deed
—
—
—
El Camino Tower II LLC
—
Deed Of Trust
related
$19,000,000 · Life Insurance Of Southwest
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
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
