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Property profile & analytics
OFF-MARKET
Estimated value
$4,045,000
Medical Office Space
251 Landis Ave Chula Vista, CA 91910-2628
Individually Owned
18-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9468168
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
1986
Total area
16,632 SF
Lot
0.29 ac (12,794 SF)
Zoning code
COMMERCIAL
APN
568-152-22-00
UPID
US09-9468168
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
-
Alan Zieg Physician
-
Karen Koumjian Physician
-
Carolyn Briley Physician
-
Perlita Perez Pediatrician Physician
-
Charles Wigle Marriage Or Relationship Counselor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$3.93M
Comparable Approach
Comparable
$5.06M
Blend (final)
Blend
$4.05M
Owner & transaction history
Family Health Centers · 18 yrs held
Family Health Centers
since 2007
5 recorded transactions
Zoning & alternative use
COMMERCIAL · Chula Vista, 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 Chula Vista submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Chula Vista 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%
$4,255,000
6.5%
$3,930,000
7%
$3,645,000
Alternative Use
Use
Estimation
MEDICAL BUILDING
$6,680,000
Current use
AUTO REPAIR, GARAGE
$6,350,000
Change: -5% · Conversion: Difficult
RETAIL STORES
$6,290,000
Change: -6% · Conversion: Difficult
Blend value · Realmo final
$4.05M
Range $3.64M – $4.45M · ±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
$243 / 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
$1,969
Tax year 2024
Assessed value
$3,682,082
Assessed 2024
Previous assessed
$3,682,082
+0.0% YoY
Effective rate
0.05%
On assessed value
Assessed land
$1,448,730
Assessed improvement
$2,233,352
Applied tax rate
1.0000
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
Medical Office Space
Use group
MEDICAL BUILDING
Status
Off-Market
Year built
1986
Heating
NONE
Units
1
Total area
16,632 SF
Lot
0.29 ac (12,794 SF)
Zoning code
COMMERCIAL
APN
568-152-22-00
UPID
US09-9468168
Jurisdiction
SAN DIEGO
Zoning & alternative use
COMMERCIAL · Chula Vista, CA
Zoning COMMERCIAL · permitted uses
COMMERCIAL · Chula Vista, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Chula Vista. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
MEDICAL BUILDING Current
Est. value
$6.7M
AUTO REPAIR, GARAGE
Est. value
$6.4M
RETAIL STORES
Est. value
$6.3M
MEDICAL BUILDING Current
AUTO REPAIR, GARAGE
RETAIL STORES
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
1986
Heating
NONE
Units
1
Lot
0.29 ac
Current owner
From public records · entity-resolved
Family Health Centers
Individual
Mailing address
823 GTWY CTR WAY, SAN DIEGO, CA 92102-4541
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2007
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
Dec 21, 2007
$2,750,000
Family Health Centers
Mexican Medical INC
Grant Deed
—
Dec 6, 1999
—
Mexican Medical Incorp
South Bay Ambulatory Surg,
Quit Claim Deed
related
—
—
—
Family Health Centers
—
Deed Of Trust
related
$2,062,500 · Union Bank Of California
—
—
Family Health Centers Of San Dieg
—
Loan Modification
related
$2,062,500 · Union Bank
—
—
South Bay Ambulatory Surgery
—
Deed Of Trust
related
$1,100,000 · Pacific Commerce 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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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