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Property profile & analytics
OFF-MARKET
Estimated value
$4,135,000
Warehouses
2555 Sweetwater Spgs Blvd Spring Valley, CA 91978-2003
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7897898
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Total area
9,600 SF
Lot
1.08 ac (47,044 SF)
Zoning code
INDUSTRIAL (M ZONE)
APN
505-230-22-00
UPID
US09-7897898
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
$4.88M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.82M
Blend (final)
Blend
$4.14M
Owner & transaction history
Tehama Partners Limited Partnership · 4 yrs held
Tehama Partners Limited Partnership
since 2021
Last sale
$4.2M
6 recorded transactions
Zoning & alternative use
INDUSTRIAL (M ZONE) · Spring Valley, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$6.3M
+96.9%
Medical building
$4.6M
+42.5%
Auto repair, garage
$3.7M
+14.7%
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 Spring Valley submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Spring Valley 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
$5,090,000
ML approach
$4,880,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$3,195,000
Current use
RESTAURANT
$6,295,000
Change: +97% · Conversion: Difficult
MEDICAL BUILDING
$4,555,000
Change: +43% · Conversion: Difficult
AUTO REPAIR, GARAGE
$3,665,000
Change: +15% · Conversion: Easy
OFFICE BUILDING
$3,460,000
Change: +8% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$2,615,000
Change: -18% · Conversion: Easy
Blend value · Realmo final
$4.14M
Range $3.72M – $4.55M · ±10% · vs last sale $4.15M (Sep 23 2021)
Last sale anchor
$4.15M
Sep 23 2021
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
$431 / 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
$41,792
Tax year 2024
Assessed value
$3,433,320
Assessed 2024
Previous assessed
$3,433,320
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$2,913,120
Assessed improvement
$520,200
Applied tax rate
83.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Heating
NONE
Units
1
Total area
9,600 SF
Lot
1.08 ac (47,044 SF)
Zoning code
INDUSTRIAL (M ZONE)
APN
505-230-22-00
UPID
US09-7897898
Jurisdiction
SAN DIEGO
Zoning & alternative use
INDUSTRIAL (M ZONE) · Spring Valley, CA
Zoning INDUSTRIAL (M ZONE) · permitted uses
INDUSTRIAL (M ZONE) · Spring Valley, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Spring Valley. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$3.2M
RESTAURANT
Est. value
$6.3M
MEDICAL BUILDING
Est. value
$4.6M
AUTO REPAIR, GARAGE
Est. value
$3.7M
OFFICE BUILDING
Est. value
$3.5M
INDUSTRIAL (GENERAL)
Est. value
$2.6M
WAREHOUSE, STORAGE Current
RESTAURANT
MEDICAL BUILDING
AUTO REPAIR, GARAGE
OFFICE BUILDING
INDUSTRIAL (GENERAL)
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
Heating
NONE
Units
1
Lot
1.08 ac
Current owner
From public records · entity-resolved
Tehama Partners Limited Partnership
Entity
Mailing address
18301 VON KARMAN AVE STE #250, IRVINE, CA 92612-0106
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 23, 2021
$4,150,000
Tehama Partners Limited Partnership
Albert F Wratislaw
Grant Deed
$2,632,500 · Valley Strong Cu
Oct 10, 2017
—
Albert F Wratislaw
—
Deed
related
$300,000 · Wells Fargo Bank NA
Dec 19, 2003
—
Francis J Jackson
Jackson,barbara E
Quit Claim Deed
related
—
Dec 19, 2003
$800,000
Wratislaw,tr
Jackson,tr
Grant Deed
$200,000 · Jackson Trust
Sep 21, 1999
—
Francis J Etal Jackson
Jackson,francis J
Quit Claim Deed
related
—
Aug 25, 1999
—
Francis J Jackson
Jackson,francis J
Quit Claim Deed
related
—
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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