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Property profile & analytics
OFF-MARKET
Estimated value
$3,485,000
Warehouses
28425 Cole Grade Rd Valley Center, CA 92082-6580
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9865038
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1973
Total area
7,500 SF
Lot
2.47 ac (107,593 SF)
Zoning code
INDUSTRIAL (M ZONE)
APN
188-250-22-00
UPID
US09-9865038
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
-
Reser's Ornamental Iron General Contractor
-
Ferrellgas Industrial Gas Supplier Propane Supplier
-
S & R Towing Inc. - Valley Center Auto Repair Shop
-
CrossFit Valley Center Gym & Fitness Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.37M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.33M
Blend (final)
Blend
$3.49M
Owner & transaction history
Rst Properties Vc LLC · 2 yrs held
Rst Properties Vc LLC
since 2023
Last sale
$2.8M
7 recorded transactions
Zoning & alternative use
INDUSTRIAL (M ZONE) · Valley Center, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$3.6M
+67.5%
Retail stores
$3.2M
+48.1%
Auto repair, garage
$2.9M
+34.7%
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 Valley Center submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Valley Center 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
$3,485,000
ML approach
$3,365,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$2,125,000
Current use
MEDICAL BUILDING
$3,560,000
Change: +67% · Conversion: Difficult
RETAIL STORES
$3,150,000
Change: +48% · Conversion: Moderate
AUTO REPAIR, GARAGE
$2,865,000
Change: +35% · Conversion: Easy
OFFICE BUILDING
$2,705,000
Change: +27% · Conversion: Difficult
Blend value · Realmo final
$3.49M
Range $3.14M – $3.83M · ±10% · vs last sale $2.75M (Sep 25 2023)
Last sale anchor
$2.75M
Sep 25 2023
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
$465 / 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
$29,843
Tax year 2024
Assessed value
$2,750,000
Assessed 2024
Previous assessed
$2,750,000
+0.0% YoY
Effective rate
1.09%
On assessed value
Assessed land
$1,900,000
Assessed improvement
$850,000
Applied tax rate
94.0000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1973
Heating
NONE
Units
1
Total area
7,500 SF
Lot
2.47 ac (107,593 SF)
Zoning code
INDUSTRIAL (M ZONE)
APN
188-250-22-00
UPID
US09-9865038
Jurisdiction
SAN DIEGO
Zoning & alternative use
INDUSTRIAL (M ZONE) · Valley Center, CAZoning INDUSTRIAL (M ZONE) · permitted uses
INDUSTRIAL (M ZONE) · Valley Center, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$2.1M
MEDICAL BUILDING
Est. value
$3.6M
RETAIL STORES
Est. value
$3.2M
AUTO REPAIR, GARAGE
Est. value
$2.9M
OFFICE BUILDING
Est. value
$2.7M
WAREHOUSE, STORAGE Current
MEDICAL BUILDING
RETAIL STORES
AUTO REPAIR, GARAGE
OFFICE BUILDING
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
1973
Heating
NONE
Units
1
Lot
2.47 ac
Current owner
From public records · entity-resolved
Rst Properties Vc LLC
Entity
Mailing address
1060 AIRPORT RD, OCEANSIDE, CA 92058-1209
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 25, 2023
$2,750,000
Rst Properties Vc LLC
Vc Industrial LLC
Grant Deed
$1,950,000 · Schimpf Family Trust
Apr 6, 2010
$887,500
Vc Industrial LLC
Aurora Bk Fsb
Grant Deed
—
Aug 18, 2009
$1,156,412
Aurora Bk Fsb
Fidelity National Title Co
Trustees Deed
related
—
Sep 9, 2005
$2,080,000
Michael D Oppenheimer
Anthony Gess Martin
Grant Deed
$745,000 · The Martin Anthony Gess Living Trus
Jun 4, 2002
—
M Etal Gess
Gess,m
Quit Claim Deed
related
—
May 29, 2002
—
M Gess
Gess,m Etal
Quit Claim Deed
related
—
—
—
Martin Anthony
—
Deed Of Trust
related
$360,000 · Borrego Springs Bank
—
—
Martin Anthony
—
Deed Of Trust
related
$350,000 · Bank Of America
—
—
Michael D Oppenheimer
—
Deed Of Trust
related
$745,000 · Gess Martin A Living Trust
—
—
Vc Industrial LLC
—
Deed Of Trust
related
$900,000 · California Bk&tr
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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