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Property profile & analytics
OFF-MARKET
Estimated value
$695,000
Bowling alleys
15015 Lucidi Farms Way Poway, CA 92064-6245
Individually Owned
9-yr Hold
~
Est. High Equity
Property ID
US09-9651667
Property profile
Verified
Property type
Bowling alleys
Use group
BOWLING ALLEY
Year built
2007
Total area
5,949 SF
Lot
30.36 ac (1,322,481 SF)
Zoning code
R-1:SINGLE FAM-RES
APN
322-011-08-00
UPID
US09-9651667
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
-
Peppertree Farms Kennel & Boarding Facility Animal Training
-
Elite Show Stables Training Center Animal Training
-
Sun Hill Training Professional Organizer
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$575k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$817k
Blend (final)
Blend
$695k
Owner & transaction history
R Tompane · 9 yrs held
R Tompane
since 2017
7 recorded transactions
Zoning & alternative use
R-1:SINGLE FAM-RES · Poway, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$970,000
+22.7%
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 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
by Request
ML approach
$575,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RECREATIONAL/ENTERTAINMENT (GENERAL)
$790,000
Current use
MEDICAL BUILDING
$970,000
Change: +23% · Conversion: Difficult
Blend value · Realmo final
$695k
Range $626k – $765k · ±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
$117 / 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
$45,274
Tax year 2024
Assessed value
$3,598,055
Assessed 2024
Previous assessed
$3,598,055
+0.0% YoY
Effective rate
1.26%
On assessed value
Assessed land
$1,137,828
Assessed improvement
$2,460,227
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
Bowling alleys
Use group
BOWLING ALLEY
Status
Off-Market
Year built
2007
Heating
NONE
Units
2
Bathrooms
5
Total area
5,949 SF
Lot
30.36 ac (1,322,481 SF)
Zoning code
R-1:SINGLE FAM-RES
APN
322-011-08-00
UPID
US09-9651667
Jurisdiction
SAN DIEGO
Zoning & alternative use
R-1:SINGLE FAM-RES · Poway, CA
Zoning R-1:SINGLE FAM-RES · permitted uses
R-1:SINGLE FAM-RES · 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
RECREATIONAL/ENTERTAINMENT (GENERAL) Current
Est. value
$790,000
MEDICAL BUILDING
Est. value
$970,000
RECREATIONAL/ENTERTAINMENT (GENERAL) Current
MEDICAL 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
2007
Heating
NONE
Units
2
Bathrooms
5
Lot
30.36 ac
Current owner
From public records · entity-resolved
R Tompane
Individual
Mailing address
15015 LUCIDI FARMS WAY, POWAY, CA 92064-6245
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
15 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 17, 2025
—
R Tompane
—
Deed
related
$150,000 · Wheelhouse Credit Union
Oct 15, 2021
—
Richard B Tompane
—
Deed
related
$1,900,000 · Bank Of The West
Feb 7, 2017
$2,840,000
R Tompane
Peppertree Farms LLC
Grant Deed
$2,200,000 · Community Valley Bank
Mar 9, 2011
$2,450,000
Peppertree Farms LLC
Action Foreclosure Svcs
Trustees Deed
related
—
Dec 29, 1994
—
Lucidi Family Limited Par
Lucidi,joseph G & Lisa B
Quit Claim Deed
related
—
—
—
Peppertree Farms LLC
—
Deed Of Trust
related
$100,000 · Vansambeek Wilkens Trust
—
—
Lucidi Family LP
—
Deed Of Trust
related
$700,000 · Individual
—
—
Lucidi Family
—
Deed Of Trust
related
$800,000 · Fred & Susan Denischuk
—
—
Lucidi Family
—
Deed Of Trust
related
$360,000 · Pacific Horizon Mtg Invstrs I
—
—
Peppertree Farms LLC
—
Deed Of Trust
related
$700,000 · Gott Family Trust (pt)
—
—
Peppertree Farms LLC
—
Deed Of Trust
related
$350,000 · Van Sambeek Wilkens Tr (pt)
—
—
Lucidi Family LP
—
Deed Of Trust
related
$131,225 · Fred Fox
—
—
Lucidi Family LP
—
Deed Of Trust
related
$150,048 · Fred Fox
—
—
Lucidi Family LP
—
Deed Of Trust
related
$1,800,000 · Pacific Horizon Investors I Ll
—
—
Lucidi Family
—
Deed Of Trust
related
$200,000 · Pacific Horizon Mtg Investors
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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