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Property profile & analytics
OFF-MARKET
Estimated value
$3,165,000
Manufacturing properties
15315 Olde Hwy 80, El Cajon, CA 92021-2408
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US09-9551540
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
2001
Total area
6,807 SF
Lot
2.23 ac (97,138 SF)
Zoning code
INDUSTRIAL (M ZONE)
APN
396-111-26-00
UPID
US09-9551540
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
-
Rust & Sons Trucking Inc. Trucking Company
-
Koch General Engineering General Contractor
-
Koch Armstrong General Engrg Engineer
-
Flat Line Concrete Building Supply
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.24M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.58M
Blend (final)
Blend
$3.17M
Owner & transaction history
4ts LLC · 5 yrs held
4ts LLC
since 2021
Last sale
$3.1M
7 recorded transactions
Zoning & alternative use
INDUSTRIAL (M ZONE) · El Cajon, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$4.5M
+168.7%
Medical building
$3.2M
+94.5%
Office building
$2.5M
+47.8%
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 El Cajon submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs El Cajon 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
$3,185,000
ML approach
$3,240,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$4,465,000
Change: +169% · Conversion: Difficult
MEDICAL BUILDING
$3,230,000
Change: +94% · Conversion: Difficult
OFFICE BUILDING
$2,455,000
Change: +48% · Conversion: Difficult
RETAIL STORES
$2,280,000
Change: +37% · Conversion: Moderate
Blend value · Realmo final
$3.17M
Range $2.85M – $3.48M · ±10% · vs last sale $3.12M (Jan 20 2021)
Last sale anchor
$3.12M
Jan 20 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
$465 / 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
$40,943
Tax year 2024
Assessed value
$3,310,968
Assessed 2024
Previous assessed
$3,310,968
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$2,355,881
Assessed improvement
$955,087
Applied tax rate
59.0000
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
2001
Heating
NONE
Units
1
Total area
6,807 SF
Lot
2.23 ac (97,138 SF)
Zoning code
INDUSTRIAL (M ZONE)
APN
396-111-26-00
UPID
US09-9551540
Jurisdiction
SAN DIEGO
Zoning & alternative use
INDUSTRIAL (M ZONE) · El Cajon, CA
Zoning INDUSTRIAL (M ZONE) · permitted uses
INDUSTRIAL (M ZONE) · El Cajon, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
El Cajon. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$4.5M
MEDICAL BUILDING
Est. value
$3.2M
OFFICE BUILDING
Est. value
$2.5M
RETAIL STORES
Est. value
$2.3M
RESTAURANT
MEDICAL BUILDING
OFFICE BUILDING
RETAIL STORES
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
2001
Heating
NONE
Units
1
Lot
2.23 ac
Current owner
From public records · entity-resolved
4ts LLC
Entity
Mailing address
15315 OLDE HWY 80, EL CAJON, CA 92021-2408
Mailing matches property
Yes
Owner-occupied
Yes
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 1, 2021
—
4ts LLC
—
Deed
related
$1,265,000 · Cdc Small Business Finance Corp
Jan 20, 2021
$3,120,000
4ts LLC
Olde Highway 80 LLC
Grant Deed
$1,560,000 · Homestreet Bank
Dec 22, 2005
$2,485,000
Olde Highway 80 LLC
Rick Rieken
Grant Deed
$1,485,000 · Wells Fargo Bank NA
Mar 9, 2001
—
Jean Rieken
—
Grant Deed
related
$438,750 · Rancho Bernardo Community Bank
Oct 9, 1998
$425,000
Rick Rieken
—
Grant Deed
related
—
—
—
Rick Rieken
—
Deed Of Trust
related
$402,000 · Cdc Small Business Finance Co
—
—
Rick Rieken
—
Deed Of Trust
related
$2,000,000 · Merrill Lynch Business Finl Sv
—
—
Rick Rieken
—
Deed Of Trust
related
$438,750 · Rancho Bernardo Community Bank
—
—
Rick Rieken
—
Deed Of Trust
related
$100,000 · Hensel Financial 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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