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Property profile & analytics
OFF-MARKET
Estimated value
$510,000
Office Spaces
15525 Pomerado Rd Ste A4 Poway, CA 92064-2425
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-9308659
Property profile
Verified
Property type
Office Spaces
Use group
CONDOMINIUM OFFICES
Year built
1977
Total area
2,150 SF
Lot
3.54 ac (154,033 SF)
Zoning code
RESTRICTED COMMERCIAL
APN
275-460-65-16
UPID
US09-9308659
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
-
Pomerado Endodontics - Dr. Kenny T. Tran Dental Office
-
McKinney Family Dentistry - Dr. Chris McKinney, DDS Dental Office
-
Gordon W. Poelman DDS Dental Office
-
Dr. Rabinder K Gill, D.D.S. Dental Office
-
Dr. Myrna L. Aguilar-Chavez, DDS Dental Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$578k
Blend (final)
Blend
$510k
Owner & transaction history
Whispering Willows LLC
Whispering Willows LLC
since 2025
7 recorded transactions
Zoning & alternative use
RESTRICTED COMMERCIAL · Poway, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$820,000
+5.9%
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
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$775,000
Current use
AUTO REPAIR, GARAGE
$820,000
Change: +6% · Conversion: Difficult
Blend value · Realmo final
$510k
Range $459k – $561k · ±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
$237 / 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
$7,718
Tax year 2024
Assessed value
$682,107
Assessed 2024
Previous assessed
$682,107
+0.0% YoY
Effective rate
1.13%
On assessed value
Assessed land
$325,962
Assessed improvement
$356,145
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
Office Spaces
Use group
CONDOMINIUM OFFICES
Status
Off-Market
Year built
1977
Heating
NONE
Units
1
Total area
2,150 SF
Lot
3.54 ac (154,033 SF)
Zoning code
RESTRICTED COMMERCIAL
APN
275-460-65-16
UPID
US09-9308659
Jurisdiction
SAN DIEGO
Zoning & alternative use
RESTRICTED COMMERCIAL · Poway, CA
Zoning RESTRICTED COMMERCIAL · permitted uses
RESTRICTED COMMERCIAL · 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
OFFICE BUILDING Current
Est. value
$775,000
AUTO REPAIR, GARAGE
Est. value
$820,000
OFFICE BUILDING Current
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
1977
Heating
NONE
Units
1
Lot
3.54 ac
Current owner
From public records · entity-resolved
Whispering Willows LLC
Entity
Mailing address
14102 CAMINITO VISTANA, SAN DIEGO, CA 92130-3721
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 3, 2025
—
Whispering Willows LLC
Kathy Clewell
Grant Deed
—
Jul 26, 2012
$515,000
Sandy Sink Enterprises LLC
John R Watson
Grant Deed
$535,000 · First Citizens Bank & Trust Company
Dec 11, 2006
—
Watson John R Trust
Watson,john R
Quit Claim Deed
related
—
Sep 27, 2001
—
Oakwest College Square LLC
Deihl Trust
Grant Deed
$1,050,000 · Community National Bank
Jun 4, 1997
$1,700,000
Deihl Family Trust 08-28-79
—
Grant Deed
related
—
—
—
John R Watson
—
Deed Of Trust
related
$65,000 · Margaret Mckay
—
—
John R Watson
—
Deed Of Trust
related
$305,000 · Ironstone 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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