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Property profile & analytics
OFF-MARKET
Estimated value
$77,000,000
Office buildings
12750 High Blf Dr San Diego, CA 92130-2083
Entity Owned
1-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-7289485
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1991
Total area
58,152 SF
Lot
2.67 ac (116,305 SF)
Zoning code
COMMERCIAL
APN
304-101-21-00
UPID
US09-7289485
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
-
Keller Williams Carmel Valley San Diego Home Values Real Estate Agency
-
Susan R. Sakhai Law Firm
-
Ron Chaquica | Keller Williams Fine Properties Real Estate Agency
-
Weitzen Phillips Samuth & Sinex LLP Law Firm
-
Martin & Branfman & Passante Law Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$77.00M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$77.00M
Owner & transaction history
Highlands Corporate Center Property · 1 yrs held
Highlands Corporate Center Property
since 2024
Last sale
$77.0M
7 recorded transactions
Zoning & alternative use
COMMERCIAL · San Diego, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$104.2M
+324.6%
Neighborhood: shopping center
$59.4M
+142.1%
Restaurant
$51.5M
+109.7%
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
$77,000,000
ML approach
$77,000,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$104,210,000
Change: +325% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$59,405,000
Change: +142% · Conversion: Difficult
RESTAURANT
$51,470,000
Change: +110% · Conversion: Moderate
Blend value · Realmo final
$77.00M
Range $69.30M – $84.70M · ±10% · vs last sale $77.00M (Oct 1 2024)
Last sale anchor
$77.00M
Oct 1 2024
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
$1,324 / 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
$359,071
Tax year 2024
Assessed value
$33,076,697
Assessed 2024
Previous assessed
$33,076,697
+0.0% YoY
Effective rate
1.09%
On assessed value
Assessed land
$9,284,686
Assessed improvement
$23,792,011
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
1991
Heating
NONE
Units
1
Total area
58,152 SF
Lot
2.67 ac (116,305 SF)
Zoning code
COMMERCIAL
APN
304-101-21-00
UPID
US09-7289485
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
COMMERCIAL (GENERAL)
Est. value
$104.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$59.4M
RESTAURANT
Est. value
$51.5M
COMMERCIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
RESTAURANT
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
1991
Heating
NONE
Units
1
Lot
2.67 ac
Current owner
From public records · entity-resolved
Highlands Corporate Center Property
Entity
Free & Clear · 1 yrs held
Mailing address
12501 SEAL BCH BLVD STE #225, SEAL BEACH, CA 90740-8804
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 13, 2024
—
Highlands Corporate Center Property
—
Deed
related
$52,000,000 · Argentic Real Estate Finance 2 LLC
Oct 1, 2024
$77,000,000
Highlands Corporate Center Property
Bre Ca Office Owner LLC
Grant Deed
—
May 7, 2018
—
Bre Ca Office Owner LLC
—
Deed
related
—
Jul 20, 2015
$113,364,500
Bre Ca Office Owner LLC
Arden Realty LP
Grant Deed
—
Aug 14, 2007
$123,600,000
Arden Realty
Carr Crhp Ca Properties LLC
Grant Deed
—
Aug 14, 2006
—
Carr Crhp Ca Properties LLC
Square 24 Associates
Grant Deed
—
Nov 17, 1999
$40,575,000
Square 24 Associates
Highlands Corporate Center INC
Grant Deed
$36,889,996 · Northwestern Mutual Life Ins
Sep 29, 1992
$12,445,000
Pardee Const Co
Baldwin Bldg Co
Grant Deed
—
—
—
Bre Ca Office Owner LLC
—
Deed Of Trust
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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