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Property profile & analytics
OFF-MARKET
Estimated value
$14,965,000
Retail space
15250 Ave Of Science San Diego, CA 92128-3406
Individually Owned
16-yr Hold
~
Est. High Equity
Property ID
US09-7041375
Property profile
Verified
Property type
Retail space
Use group
STORE, RETAIL OUTLET
Year built
1986
Total area
55,454 SF
Lot
4.52 ac (196,891 SF)
Zoning code
M
APN
313-381-14-00
UPID
US09-7041375
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
-
Elements Cafe/Culinary Savants Cafe & Coffee Shop
-
Poway Unified School District School District Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$14.97M
Owner & transaction history
Poway Unified School District · 16 yrs held
Poway Unified School District
since 2009
6 recorded transactions
Zoning & alternative use
M · 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$23,405,000
Change: -12% · Conversion: Easy
INDUSTRIAL (GENERAL)
$22,285,000
Change: -16% · Conversion: Difficult
AUTO REPAIR, GARAGE
$21,370,000
Change: -20% · Conversion: Difficult
Blend value · Realmo final
$14.97M
Range $13.47M – $16.46M · ±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
$270 / 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 2023Property tax & assessments
Tax year 2023
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
Retail space
Use group
STORE, RETAIL OUTLET
Status
Off-Market
Year built
1986
Heating
NONE
Units
1
Bathrooms
7
Total area
55,454 SF
Lot
4.52 ac (196,891 SF)
Zoning code
M
APN
313-381-14-00
UPID
US09-7041375
Jurisdiction
SAN DIEGO
Zoning & alternative use
M · San Diego, CA
Zoning M · permitted uses
M · 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
OFFICE BUILDING
Est. value
$23.4M
INDUSTRIAL (GENERAL)
Est. value
$22.3M
AUTO REPAIR, GARAGE
Est. value
$21.4M
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
1986
Heating
NONE
Units
1
Bathrooms
7
Lot
4.52 ac
Current owner
From public records · entity-resolved
Poway Unified School District
Individual
Ownership since
2009
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 19, 2009
$9,550,000
Poway Unified School District
Lba Realty Fund-holding Co Vii
Grant Deed
—
Jul 1, 2005
$5,197,000
Lba Realty Fund-holding Co Vii
Tecdun Associates
Deed Of Trust
related
$5,350,000 · Salomon Bros Mtg Securs Vii In
Mar 1, 1988
$4,610,000
Tecdun Assoc
Herit
Trustees Deed
$320,000 · Homefed Bank
Mar 1, 1988
—
Village Heritage
Gisri
Trustees Deed
related
—
—
—
Tecdun Assoc
—
Deed Of Trust
related
$330,000 · Dunn Properties
—
—
Tecdun Associates
—
Deed Of Trust
related
$5,350,000 · Greenwich Capital Fin'l INC
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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