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Property profile & analytics
OFF-MARKET
Estimated value
$12,320,000
Grocery and convenience stores
13255 Black Mtn Rd San Diego, CA 92129-2658
Entity Owned
7-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6870408
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
1987
Total area
42,672 SF
Lot
4.1 ac (178,596 SF)
Zoning code
COMMERCIAL
APN
315-530-09-00
UPID
US09-6870408
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
-
Vons Photo Center (Bike/Boat/Book/etc) Store
-
Fujisan Sushi Bar Restaurant
-
Vons Pharmacy Pharmacy
-
Richard A. Messali, RPH Pharmacy
-
Katherine A. Jennings, RPH Pharmacy
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$15.85M
Comparable Approach
Comparable
$7.68M
Blend (final)
Blend
$12.32M
Owner & transaction history
Rptc 1610 LP · 7 yrs held
Rptc 1610 LP
since 2019
3 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%
$17,170,000
6.5%
$15,845,000
7%
$14,715,000
Alternative Use
Use
Estimation
RETAIL STORES
$20,525,000
Current use
OFFICE BUILDING
$18,010,000
Change: -12% · Conversion: Easy
INDUSTRIAL (GENERAL)
$17,150,000
Change: -16% · Conversion: Difficult
AUTO REPAIR, GARAGE
$16,445,000
Change: -20% · Conversion: Difficult
Blend value · Realmo final
$12.32M
Range $11.09M – $13.55M · ±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
$289 / 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
$167,996
Tax year 2024
Assessed value
$14,662,797
Assessed 2024
Previous assessed
$14,662,797
+0.0% YoY
Effective rate
1.15%
On assessed value
Assessed land
$7,655,521
Assessed improvement
$7,007,276
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 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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
1987
Heating
NONE
Units
1
Total area
42,672 SF
Lot
4.1 ac (178,596 SF)
Zoning code
COMMERCIAL
APN
315-530-09-00
UPID
US09-6870408
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
RETAIL STORES Current
Est. value
$20.5M
OFFICE BUILDING
Est. value
$18.0M
INDUSTRIAL (GENERAL)
Est. value
$17.2M
AUTO REPAIR, GARAGE
Est. value
$16.4M
RETAIL STORES Current
OFFICE BUILDING
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
1987
Heating
NONE
Units
1
Lot
4.1 ac
Current owner
From public records · entity-resolved
Rptc 1610 LP
Entity
Mailing address
ALBERTSONS COMPANIES, DALLAS, TX 75380
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 4, 2019
$12,050,500
Rptc 1610 LP
Vons Companies INC
Grant Deed
—
Feb 16, 2018
—
Vons Companies INC
—
Loan Modification
related
—
—
—
Vons Companies INC
—
Deed Of Trust
related
$1,145,000,000 · * Other Institutional Lenders
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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