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Property profile & analytics
FOR SALE
Retail space
165 W San Ysidro Blvd San Ysidro, CA 92173
Entity Owned
13-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6578621
For Sale
1 / 46
$4,099,000
165 W San Ysidro Blvd, San Ysidro, CA 92173
View Listing →
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2021
Total area
8,000 SF
Lot
0.31 ac (13,652 SF)
Zoning code
COMMERCIAL
APN
666-030-08-00
UPID
US09-6578621
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
-
Ray Aeroclub Training Center Gym & Fitness Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.97M
Comparable Approach
Comparable
$1.84M
Blend (final)
Blend
$2.93M
Owner & transaction history
Orvg Investments LLC · 13 yrs held
Orvg Investments LLC
since 2012
7 recorded transactions
Zoning & alternative use
COMMERCIAL · San Ysidro, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$4.7M
+21.0%
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 Ysidro submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs San Ysidro 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%
$3,220,000
6.5%
$2,970,000
7%
$2,760,000
Alternative Use
Use
Estimation
RETAIL STORES
$3,850,000
Current use
MEDICAL BUILDING
$4,655,000
Change: +21% · Conversion: Difficult
OFFICE BUILDING
$3,375,000
Change: -12% · Conversion: Easy
INDUSTRIAL (GENERAL)
$3,215,000
Change: -16% · Conversion: Difficult
AUTO REPAIR, GARAGE
$3,085,000
Change: -20% · Conversion: Difficult
Blend value · Realmo final
$2.93M
Range $2.63M – $3.22M · ±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
$366 / 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
$56,510
Tax year 2024
Assessed value
$4,570,000
Assessed 2024
Previous assessed
$4,570,000
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$1,350,000
Assessed improvement
$3,220,000
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
RETAIL STORES (PERSONAL SERVICES)
Status
For Sale
Year built
2021
Heating
NONE
Units
1
Total area
8,000 SF
Lot
0.31 ac (13,652 SF)
Zoning code
COMMERCIAL
APN
666-030-08-00
UPID
US09-6578621
Jurisdiction
SAN DIEGO
Zoning & alternative use
COMMERCIAL · San Ysidro, CA
Zoning COMMERCIAL · permitted uses
COMMERCIAL · San Ysidro, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
San Ysidro. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$3.9M
MEDICAL BUILDING
Est. value
$4.7M
OFFICE BUILDING
Est. value
$3.4M
INDUSTRIAL (GENERAL)
Est. value
$3.2M
AUTO REPAIR, GARAGE
Est. value
$3.1M
RETAIL STORES Current
MEDICAL BUILDING
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
2021
Heating
NONE
Units
1
Lot
0.31 ac
Current owner
From public records · entity-resolved
Orvg Investments LLC
Entity
Mailing address
888 WE ST UNIT #3804, SAN DIEGO, CA 92101-6126
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2012
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 14, 2025
—
Fema Investment Holdings LP
—
Deed
related
$2,400,000 · Orvg Investments LLC
Oct 17, 2023
—
Fema Investment Holdings LP
—
Deed
related
$2,400,000 · Orvg Investments LLC
Nov 30, 2012
$950,000
Orvg Investments LLC
Benitez,guillermo
Grant Deed
—
Sep 20, 2001
$400,000
Guillermo Benitez
Feberonia Trust
Grant Deed
$290,000 · Feberonia Trust
Aug 18, 1988
$170,000
Garmo Ramzi
Mikkelson Elmer
Grant Deed
$160,000 · Mikkelson Elmer
—
—
Guillermo Benitez
—
Deed Of Trust
related
$32,000 · Jose G Serrano
—
—
Guillermo Benitez
—
Deed Of Trust
related
$375,000 · San Diego National Bank
—
—
Guillermo Benitez
—
Deed Of Trust
related
$25,000 · Jose G & Silvia
—
—
Gullermo Benitez
—
Deed Of Trust
related
$360,000 · Home Bank Of California
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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