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Property profile & analytics
OFF-MARKET
Estimated value
$785,000
Office Spaces
15525 Pomerado Rd Ste D5 Poway, CA 92064-2426
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9560083
Property profile
Verified
Property type
Office Spaces
Use group
CONDOMINIUM OFFICES
Year built
1977
Total area
2,079 SF
Lot
3.54 ac (154,033 SF)
Zoning code
RESTRICTED COMMERCIAL
APN
275-460-65-25
UPID
US09-9560083
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
$605k
CAP Approach
CAP
$790k
Comparable Approach
Comparable
$777k
Blend (final)
Blend
$785k
Owner & transaction history
3rbc Investments LLC · 4 yrs held
3rbc Investments LLC
since 2022
Last sale
$881,500
7 recorded transactions
Zoning & alternative use
RESTRICTED COMMERCIAL · Poway, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$985,000
+31.6%
Retail stores
$855,000
+14.0%
Auto repair, garage
$795,000
+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
$565,000
ML approach
$605,000
CAP Approach
CAP Return
Estimation
6%
$855,000
6.5%
$790,000
7%
$735,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$750,000
Current use
MEDICAL BUILDING
$985,000
Change: +32% · Conversion: Easy
RETAIL STORES
$855,000
Change: +14% · Conversion: Moderate
AUTO REPAIR, GARAGE
$795,000
Change: +6% · Conversion: Difficult
Blend value · Realmo final
$785k
Range $707k – $864k · ±10% · vs last sale $882k (Jun 7 2022)
Last sale anchor
$882k
Jun 7 2022
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
$378 / 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
$10,349
Tax year 2024
Assessed value
$916,924
Assessed 2024
Previous assessed
$916,924
+0.0% YoY
Effective rate
1.13%
On assessed value
Assessed land
$416,160
Assessed improvement
$500,764
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
2,079 SF
Lot
3.54 ac (154,033 SF)
Zoning code
RESTRICTED COMMERCIAL
APN
275-460-65-25
UPID
US09-9560083
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
$750,000
MEDICAL BUILDING
Est. value
$985,000
RETAIL STORES
Est. value
$855,000
AUTO REPAIR, GARAGE
Est. value
$795,000
OFFICE BUILDING Current
MEDICAL BUILDING
RETAIL STORES
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
3rbc Investments LLC
Entity
Mailing address
11722 ANGELIQUE ST, SAN DIEGO, CA 92131-3802
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
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
Aug 23, 2022
—
3rbc Investments LLC
—
Deed
related
$450,000 · The Huntington National Bank
Jun 7, 2022
$881,500
3rbc Investments LLC
Jorge Aranguren
Grant Deed
—
Sep 8, 2014
$969,500
Aranguren,jorge & Barbara Trust
Osanc LP
Grant Deed
—
Sep 8, 2014
—
Osanc LP
Osanc LP
Quit Claim Deed
related
—
Jul 31, 2003
$789,000
Osanc LP
Semonian,geoffrey & Ronna
Grant Deed
$631,066 · California Bank & Trust
May 15, 1998
$222,000
Geoffrey Semonian
—
Grant Deed
related
—
Jun 4, 1997
$1,700,000
Deihl Family Trust 08-28-79
—
Grant Deed
related
—
—
—
Semonian Geoffrey R
—
Deed Of Trust
related
$131,500 · San Diego National Bank
—
—
Geoffrey R Semonian
—
Deed Of Trust
related
$440,000 · First Pacific 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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