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Property profile & analytics
OFF-MARKET
Estimated value
$10,730,000
Grocery and convenience stores
2235 University Ave San Diego, CA 92104-2717
Entity Owned
11-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7139470
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
1963
Total area
28,085 SF
Lot
1.86 ac (81,021 SF)
Zoning code
COMMERCIAL
APN
453-032-17-00
UPID
US09-7139470
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
-
Smart & Final Extra! Big Box & Wholesale Store
-
Luckys Specialty Food Shop Supermarket
-
Coinstar Kiosk | Bitcoin ATM Currency Exchange Service Kiosk
-
KeyMe Locksmiths Locksmith (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$10.43M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$10.73M
Owner & transaction history
Moss Building I LLC|moss Building II LLC · 11 yrs held
Moss Building I LLC|moss Building II LLC
since 2015
3 recorded transactions
Zoning & alternative use
COMMERCIAL · San Diego, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$16.4M
+38.0%
Office building
$11.9M
+0.0%
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 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%
$11,300,000
6.5%
$10,430,000
7%
$9,685,000
Alternative Use
Use
Estimation
RETAIL STORES
$11,850,000
Current use
MEDICAL BUILDING
$16,350,000
Change: +38% · Conversion: Difficult
OFFICE BUILDING
$11,855,000
Change: +0% · Conversion: Easy
INDUSTRIAL (GENERAL)
$11,285,000
Change: -5% · Conversion: Difficult
AUTO REPAIR, GARAGE
$10,825,000
Change: -9% · Conversion: Difficult
Blend value · Realmo final
$10.73M
Range $9.66M – $11.80M · ±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
$382 / 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
$138,832
Tax year 2024
Assessed value
$9,988,841
Assessed 2024
Previous assessed
$9,988,841
+0.0% YoY
Effective rate
1.39%
On assessed value
Assessed land
$7,610,548
Assessed improvement
$2,378,293
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
1963
Heating
NONE
Units
1
Total area
28,085 SF
Lot
1.86 ac (81,021 SF)
Zoning code
COMMERCIAL
APN
453-032-17-00
UPID
US09-7139470
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.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$11.9M
MEDICAL BUILDING
Est. value
$16.4M
OFFICE BUILDING
Est. value
$11.9M
INDUSTRIAL (GENERAL)
Est. value
$11.3M
AUTO REPAIR, GARAGE
Est. value
$10.8M
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
1963
Heating
NONE
Units
1
Lot
1.86 ac
Current owner
From public records · entity-resolved
Moss Building I LLC|moss Building II LLC
Entity
Mailing address
600 CITADEL DR, COMMERCE, CA 90040-1562
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 25, 2015
$12,765,500
Moss Building I LLC|moss Building II LLC
Gig Tcg Wave Master Prop Owner
Grant Deed
—
Apr 12, 2013
—
Abs Ca-o LLC
American Stores Co LLC
Warranty Deed
—
Jan 26, 2007
—
American Stores Co LLC
Lucky Stores Properties INC
Grant Deed
—
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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