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Property profile & analytics
FOR LEASE
Office buildings
185 W F St San Diego, CA 92101
Entity Owned
10-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7247218
For Lease
1 / 2
$7,690,000
185 W F St, San Diego, CA 92101
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1989
Total area
65,035 SF
Lot
0.23 ac (9,909 SF)
Zoning code
COMMERCIAL
APN
535-061-01-00
UPID
US09-7247218
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
-
US Food & Nutrition Services Physician
-
Curry Advisors Consultant
-
Lawstache Law Firm - Criminal Defense Lawyers Law Firm
-
Law Offices of Danielle Iredale Law Firm
-
Law Office of Joshua R. Bourne Law Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$6.54M
Blend (final)
Blend
$7.69M
Owner & transaction history
Bristol Square Investment LP · 10 yrs held
Bristol Square Investment LP
since 2015
7 recorded transactions
Zoning & alternative use
COMMERCIAL · 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
Blend value · Realmo final
$7.69M
Range $6.92M – $8.46M · ±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
$118 / 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
$187,847
Tax year 2024
Assessed value
$14,430,103
Assessed 2024
Previous assessed
$14,430,103
+0.0% YoY
Effective rate
1.30%
On assessed value
Assessed land
$4,642,341
Assessed improvement
$9,787,762
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
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Status
For Lease
Year built
1989
Heating
NONE
Units
1
Total area
65,035 SF
Lot
0.23 ac (9,909 SF)
Zoning code
COMMERCIAL
APN
535-061-01-00
UPID
US09-7247218
Jurisdiction
SAN DIEGO
Zoning & alternative use
COMMERCIAL · San Diego, CA
Zoning COMMERCIAL · permitted uses
COMMERCIAL · 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.
Building & site characteristics
From public records
Year built
1989
Heating
NONE
Units
1
Lot
0.23 ac
Current owner
From public records · entity-resolved
Bristol Square Investment LP
Entity
Mailing address
121 W MARKET ST, SAN DIEGO, CA 92101-6705
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2015
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 20, 2019
—
Bristol Square Investment LP
—
Deed
related
$11,475,000 · Bank Of America
Oct 5, 2015
$12,000,000
Bristol Square Investment LP
Sp Bristol Square LLC
Grant Deed
$9,000,000 · Bank Of America
Aug 7, 2015
$12,000,000
Sp Bristol Square LLC
Bristol Square LLC
Grant Deed
$58,500,000 · Privatebank & Tr
Apr 27, 2015
—
Speedwagon Props Acquisition I|bristol Square LLC
Bristol Square LLC
Quit Claim Deed
—
Aug 9, 2005
—
Bristol Square LLC
Bristol Square INC
Quit Claim Deed
$11,000,000 · Bank Of America
—
—
Bristol Square INC
—
Deed Of Trust
related
$6,250,000 · Grand National Bank
—
—
Bristol Square Investment LP
—
Loan Modification
related
$11,475,000 · Bank Of America
—
—
Square I Briston
—
Deed Of Trust
related
$8,100,000 · Mitsui Manufacturers 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.
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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