New search
Property profile & analytics
OFF-MARKET
Estimated value
$2,300,000
Retail space
13025 Pomerado Rd, Poway, CA 92064-4248
Individually Owned
1-yr Hold
Free & Clear
Property ID
US09-9320547
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1972
Total area
2,147 SF
Lot
0.22 ac (9,679 SF)
Zoning code
COMMERCIAL
APN
317-540-58-00
UPID
US09-9320547
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
-
Hyun Derek DDS Dental Office
-
Apotheco Pharmacy Choice San Diego Pharmacy
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.30M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.47M
Blend (final)
Blend
$2.30M
Owner & transaction history
Vrijesh S Tantuwaya · 1 yrs held
Vrijesh S Tantuwaya
since 2024
Last sale
$2.3M
7 recorded transactions
Zoning & alternative use
COMMERCIAL · Poway, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$3.5M
+299.8%
Neighborhood: shopping center
$1.9M
+119.2%
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
$2,300,000
ML approach
$2,300,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$3,530,000
Change: +300% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$1,935,000
Change: +119% · Conversion: Moderate
Blend value · Realmo final
$2.30M
Range $2.07M – $2.53M · ±10% · vs last sale $2.30M (May 8 2024)
Last sale anchor
$2.30M
May 8 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
$1,071 / 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
$10,617
Tax year 2024
Assessed value
$928,462
Assessed 2024
Previous assessed
$928,462
+0.0% YoY
Effective rate
1.14%
On assessed value
Assessed land
$388,793
Assessed improvement
$539,669
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1972
Heating
NONE
Units
1
Total area
2,147 SF
Lot
0.22 ac (9,679 SF)
Zoning code
COMMERCIAL
APN
317-540-58-00
UPID
US09-9320547
Jurisdiction
SAN DIEGO
Zoning & alternative use
COMMERCIAL · Poway, CA
Zoning COMMERCIAL · permitted uses
COMMERCIAL · 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
COMMERCIAL (GENERAL)
Est. value
$3.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.9M
COMMERCIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
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
1972
Heating
NONE
Units
1
Lot
0.22 ac
Current owner
From public records · entity-resolved
Vrijesh S Tantuwaya
Individual
Free & Clear · 1 yrs held
Mailing address
PO BOX 262310, SAN DIEGO, CA 92196-2310
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
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 2, 2024
—
Vrijesh S Tantuwaya
Vrijesh S Tantuwaya
Deed
related
—
Jul 23, 2024
—
Progeny Investments LLC
—
Deed
related
$1,840,000 · Us Bank NA
May 8, 2024
—
Progeny Investments LLC
Vrijesh S Tantuwaya
Intrafamily Transfer
related
—
Jan 26, 2016
$2,300,000
Vrijesh & Sukhraj Tantuwaya Family
Gaslamp Investments LLC
Grant Deed
$1,840,000 · Us Bank NA
Feb 16, 2012
—
Gaslamp Investments LLC
13025 Pomerado Road Trust
Quit Claim Deed
related
—
Feb 10, 2011
—
13025 Pomerado Road Land Trust
Gaslamp Investments LLC
Quit Claim Deed
related
—
Aug 28, 2003
—
Gaslamp Investments LLC
Poway & Pomerado LLC
Grant Deed
$1,025,000 · San Diego County Cu
Jan 19, 2000
—
Poway & Pomerado LLC
—
Grant Deed
related
$555,000 · Peninsula Bank San Diego
Jun 11, 1999
$340,000
Poway & Pomerado LLC
Sangster,edward P
Grant Deed
$188,500 · Peninsula Bank San Diego
—
—
Pasquale Depinto
—
Deed Of Trust
related
$129,101 · Rancho Bernardo Bank
—
—
Poway & Pomerado LLC
—
Deed Of Trust
related
$650,530 · Home Bank Of California
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?”
You own 13025 Pomerado Rd?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
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.
