Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$6,350,000
Manufacturing properties
2625 Ariane Dr 65 San Diego, CA 92117-3422
Entity Owned
7-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7299534
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1980
Total area
40,814 SF
Lot
2.55 ac (111,078 SF)
Zoning code
INDUSTRIAL (M ZONE)
APN
359-630-04-00
UPID
US09-7299534
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
-
Hartworks Floral (Bike/Boat/Book/etc) Store Florist
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$7.43M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$6.35M
Owner & transaction history
Pacifica Morena LLC · 7 yrs held
Pacifica Morena LLC
since 2018
7 recorded transactions
Zoning & alternative use
INDUSTRIAL (M ZONE) · 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%
$8,045,000
6.5%
$7,425,000
7%
$6,895,000
Blend value · Realmo final
$6.35M
Range $5.72M – $6.99M · ±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
$156 / 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
$90,663
Tax year 2024
Assessed value
$7,372,305
Assessed 2024
Previous assessed
$7,372,305
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$4,593,311
Assessed improvement
$2,778,994
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1980
Heating
NONE
Units
1
Total area
40,814 SF
Lot
2.55 ac (111,078 SF)
Zoning code
INDUSTRIAL (M ZONE)
APN
359-630-04-00
UPID
US09-7299534
Jurisdiction
SAN DIEGO
Zoning & alternative use
INDUSTRIAL (M ZONE) · San Diego, CA
Zoning INDUSTRIAL (M ZONE) · permitted uses
INDUSTRIAL (M ZONE) · 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
1980
Heating
NONE
Units
1
Lot
2.55 ac
Current owner
From public records · entity-resolved
Pacifica Morena LLC
Entity
Mailing address
1775 HANCOCK ST STE #200, SAN DIEGO, CA 92110-2036
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 6, 2026
—
Pacifica Morena LLC
—
Deed
related
$85,660,000 · U S Bank N A
Dec 13, 2018
$4,416,500
Pacifica Morena LLC
Mt Soledad Business Park LLC
Grant Deed
—
Dec 13, 2018
—
Pacifica Morena LLC
—
Deed
related
$2,437,000 · Miscellaneous Ins Co
Nov 1, 2017
—
Mt Soledad Business Park LLC
—
Grant Deed
related
$25,380,000 · Suncoast Fin'l Mtg
May 12, 2005
—
Mt Soledad Business Park LLC
Bieri Of Avis Vi LLC
Quit Claim Deed
related
—
Jun 24, 2002
—
Bieri/avis Vi Ltd
Sher,charles J & Donna S
Grant Deed
related
—
—
—
Pacifica Morena LLC
—
Loan Modification
related
$2,437,000 · Miscellaneous Ins Co
—
—
Mt Soledad Business Park LLC
—
Deed Of Trust
related
$2,437,000 · Miscellaneous Ins Co
—
—
Bieri/avis Vi Ltd
—
Deed Of Trust
related
$1,000,000 · First Centennial Bank
—
—
Bieri/avis Vi Ltd
—
Deed Of Trust
related
$1,300,000 · First Centennial Bank
—
—
Bier/avis Vi Ltd
—
Deed Of Trust
related
$1,250,000 · D & A Semi-annual Mtg Fund III
—
—
Mt Soledad Business Park LLC
—
Deed Of Trust
related
$2,850,000 · Minnesota Life Insurance Co
—
—
Soledad Business Park Mount
—
Deed Of Trust
related
$1,300,000 · Kansas City Life Insurance Co
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
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 2625 Ariane Dr, Unit 65?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
