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Property profile & analytics
OFF-MARKET
Estimated value
$3,025,000
Office Spaces
220 Riverview Pkwy Santee, CA 92071-5823
Entity Owned
6-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8277284
Property profile
Verified
Property type
Office Spaces
Use group
CONDOMINIUM OFFICES
Year built
2008
Total area
11,300 SF
Lot
3.89 ac (169,651 SF)
Zoning code
COMMERCIAL
APN
381-050-67-11
UPID
US09-8277284
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.03M
Blend (final)
Blend
$3.03M
Owner & transaction history
Bella Terrazza Homes LP · 6 yrs held
Bella Terrazza Homes LP
since 2019
5 recorded transactions
Zoning & alternative use
COMMERCIAL · Santee, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$4.3M
+6.0%
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 Santee submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Santee 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
$4,070,000
Current use
AUTO REPAIR, GARAGE
$4,315,000
Change: +6% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$3,555,000
Change: -13% · Conversion: Easy
Blend value · Realmo final
$3.03M
Range $2.72M – $3.33M · ±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
$268 / 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
$62,734
Tax year 2024
Assessed value
$2,534,471
Assessed 2024
Previous assessed
$2,534,471
+0.0% YoY
Effective rate
2.48%
On assessed value
Assessed land
$452,725
Assessed improvement
$2,081,746
Applied tax rate
16.0000
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
2008
Heating
NONE
Units
1
Total area
11,300 SF
Lot
3.89 ac (169,651 SF)
Zoning code
COMMERCIAL
APN
381-050-67-11
UPID
US09-8277284
Jurisdiction
SAN DIEGO
Zoning & alternative use
COMMERCIAL · Santee, CA
Zoning COMMERCIAL · permitted uses
COMMERCIAL · Santee, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Santee. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$4.1M
AUTO REPAIR, GARAGE
Est. value
$4.3M
APARTMENT HOUSE (5+ UNITS)
Est. value
$3.6M
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
APARTMENT HOUSE (5+ UNITS)
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
2008
Heating
NONE
Units
1
Lot
3.89 ac
Current owner
From public records · entity-resolved
Bella Terrazza Homes LP
Entity
Mailing address
240 RIVERVIEW PKWY, SANTEE, CA 92071-5825
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 28, 2021
—
Bella Twerrazza Homes LP
—
Deed
related
$2,591,984 · The Northern Trust Co
Sep 26, 2019
$11,000,000
Bella Terrazza Homes LP
San Diego Christian College
Grant Deed
—
May 3, 2019
—
San Diego Christian College
—
Deed
related
$800,000 · Cli Cap
May 7, 2012
$6,028,000
San Diego Christian College
Ryan Companies Us INC
Grant Deed
$4,219,600 · Jpmorgan Chase Bank NA
—
—
San Diego Christian College
—
Deed Of Trust
related
$800,000 · Cli Cap
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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