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Property profile & analytics
OFF-MARKET
Estimated value
$19,070,000
Manufacturing properties
13500 Danielson St, Poway, CA 92064-6874
Entity Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7035185
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1998
Total area
72,600 SF
Lot
6.42 ac (279,655 SF)
Zoning code
INDUSTRIAL (M ZONE)
APN
317-280-73-00
UPID
US09-7035185
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
-
SOMACIS Inc Factory Production Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$12.78M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$19.07M
Owner & transaction history
Lipt Bixby II LLC · 5 yrs held
Lipt Bixby II LLC
since 2021
Last sale
$21.2M
7 recorded transactions
Zoning & alternative use
INDUSTRIAL (M ZONE) · Poway, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$29.8M
+57.1%
Auto repair, garage
$27.7M
+45.9%
Office building
$26.2M
+37.8%
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
$21,640,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$13,845,000
6.5%
$12,780,000
7%
$11,865,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$18,995,000
Current use
RETAIL STORES
$29,835,000
Change: +57% · Conversion: Moderate
AUTO REPAIR, GARAGE
$27,715,000
Change: +46% · Conversion: Easy
OFFICE BUILDING
$26,180,000
Change: +38% · Conversion: Difficult
Blend value · Realmo final
$19.07M
Range $17.16M – $20.98M · ±10% · vs last sale $21.19M (Jul 2 2021)
Last sale anchor
$21.19M
Jul 2 2021
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
$263 / 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
$253,808
Tax year 2024
Assessed value
$22,046,076
Assessed 2024
Previous assessed
$22,046,076
+0.0% YoY
Effective rate
1.15%
On assessed value
Assessed land
$7,855,020
Assessed improvement
$14,191,056
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1998
Heating
NONE
Units
1
Total area
72,600 SF
Lot
6.42 ac (279,655 SF)
Zoning code
INDUSTRIAL (M ZONE)
APN
317-280-73-00
UPID
US09-7035185
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
INDUSTRIAL (GENERAL) Current
Est. value
$19.0M
RETAIL STORES
Est. value
$29.8M
AUTO REPAIR, GARAGE
Est. value
$27.7M
OFFICE BUILDING
Est. value
$26.2M
INDUSTRIAL (GENERAL) Current
RETAIL STORES
AUTO REPAIR, GARAGE
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
1998
Heating
NONE
Units
1
Lot
6.42 ac
Current owner
From public records · entity-resolved
Lipt Bixby II LLC
Entity
Mailing address
333 W WACKER DR STE #2300, CHICAGO, IL 60606-1266
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
17 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 20, 2021
—
Lipt Bixby II LLC
—
Deed
related
$66,500,000 · Jpmorgan Chase Bank NA
Jul 2, 2021
$21,190,000
Lipt Bixby II LLC
Bixby Land Company
Grant Deed
—
Jun 21, 2018
—
Bixby Land Co
—
Grant Deed
related
$7,400,000 · Miscellaneous Ins Co
Apr 1, 2011
—
Bixby Land Co
—
Deed Of Trust
related
$110,000,000 · Great-west Life & Annuity Ins
Sep 8, 2008
—
Bixby Land Co
—
Deed Of Trust
related
$75,000,000 · Comerica Bank
Jul 1, 2008
—
Bixby Land Co
Bixby Reverse Acquisition LLC
Quit Claim Deed
related
—
Apr 29, 2008
$12,300,000
Bixby Reverse Acquisition LLC
Wfb Investments
Grant Deed
—
Feb 11, 1997
—
Wfb Investments LP
—
Grant Deed
related
—
Dec 13, 1996
—
Burlich Corp
Daley Corp,
Quit Claim Deed
related
—
Nov 27, 1996
—
Wfb Investments LP
White,thomas R Etal
Quit Claim Deed
related
—
Mar 3, 1995
$81,500
White,thomas R & Kenneth A
Marshal Of San Diego
Trustees Deed
—
Mar 3, 1995
$73,500
White,thomas R & Kenneth A
Marshal Of San Diego
Trustees Deed
—
Jul 18, 1994
$10,000
Jmp Advisors INC
Parkway Business
Trustees Deed
—
Jul 12, 1994
—
Jmp Advisors INC
South Poway Asso
Grant Deed
related
—
—
—
Wfb Investment LP
—
Deed Of Trust
related
$4,900,000 · Affinity Bank
—
—
Wfb Investments LP
—
Deed Of Trust
related
$1,000,000 · Cdc Small Business Finance Co
—
—
Bixby Land Co
—
Deed Of Trust
related
$75,000 · Comerica Bank
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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