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Property profile & analytics
OFF-MARKET
Estimated value
$12,325,000
Office buildings
3170 4th Ave San Diego, CA 92103-5850
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8316147
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1985
Total area
15,300 SF
Lot
0.24 ac (10,576 SF)
Zoning code
COMMERCIAL
APN
452-621-09-00
UPID
US09-8316147
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
-
LAW OFFICE OF FELIX TINKOV Law Firm
-
Allison Soares, Attorney at Law Law Firm
-
Cast Capital Partners Real Estate Agency
-
Borman Law Group, APC Law Firm
-
Greenfield Law Firm Law Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$12.33M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$12.33M
Owner & transaction history
Castmfaquince LLC · 2 yrs held
Castmfaquince LLC
since 2024
Last sale
$12.3M
7 recorded transactions
Zoning & alternative use
COMMERCIAL · San Diego, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$15.6M
+142.1%
Restaurant
$13.5M
+109.7%
Medical building
$11.4M
+75.8%
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
$12,325,000
ML approach
$12,325,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$15,630,000
Change: +142% · Conversion: Difficult
RESTAURANT
$13,540,000
Change: +110% · Conversion: Moderate
MEDICAL BUILDING
$11,350,000
Change: +76% · Conversion: Easy
RETAIL STORES
$9,680,000
Change: +50% · Conversion: Moderate
Blend value · Realmo final
$12.33M
Range $11.09M – $13.56M · ±10% · vs last sale $12.33M (Jul 15 2024)
Last sale anchor
$12.33M
Jul 15 2024
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
$806 / 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
$69,757
Tax year 2024
Assessed value
$5,677,462
Assessed 2024
Previous assessed
$5,677,462
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$2,493,838
Assessed improvement
$3,183,624
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
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Status
Off-Market
Year built
1985
Heating
NONE
Units
1
Total area
15,300 SF
Lot
0.24 ac (10,576 SF)
Zoning code
COMMERCIAL
APN
452-621-09-00
UPID
US09-8316147
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
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$15.6M
RESTAURANT
Est. value
$13.5M
MEDICAL BUILDING
Est. value
$11.4M
RETAIL STORES
Est. value
$9.7M
NEIGHBORHOOD: SHOPPING CENTER
RESTAURANT
MEDICAL BUILDING
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
1985
Heating
NONE
Units
1
Lot
0.24 ac
Current owner
From public records · entity-resolved
Castmfaquince LLC
Entity
Mailing address
P0 BOX 3159TH STBOX, SAN DIEGO, CA 92163
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
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
Dec 10, 2024
—
Castmfaquince LLC
—
Deed
related
$110,449,080 · Sumitomo Mitsui Banking Corp
Nov 21, 2024
—
Castrnfaquince LLC
—
Deed
related
—
Jul 15, 2024
$12,325,000
Castmfaquince LLC
Quince Commercial LLC
Grant Deed
—
Feb 10, 2021
$5,350,000
Quince Commercial LLC
Kma Commercial LLC
Grant Deed
$4,800,000 · Home Bank Of California
Aug 13, 2013
$3,800,000
Kma Commercial LLC
Fourth & Spruce Partnership
Deed
$3,606,600 · Wells Fargo Bank NA
Jan 25, 2013
—
Fourth Ptshp
Fourth & Spruce LLC
Quit Claim Deed
—
Mar 28, 2011
—
Fourth & Spruce LLC
Fourth & Spruce Ptshp
Quit Claim Deed
—
—
—
Fourth
—
Deed Of Trust
related
$80,000 · Union Bank
—
—
Fourth Ptshp
—
Deed Of Trust
related
$84,000 · Regents Bank NA
—
—
Fourth & Spruce Partnership
—
Deed Of Trust
related
$1,100,000 · Real Estate Securitization Dpt
—
—
Fourth
—
Deed Of Trust
related
$1,900,000 · Union Bank
—
—
Fourth Ptshp
—
Deed Of Trust
related
$1,300,000 · San Diego County Cu
—
—
Fourth & Spruce Partnership
—
Deed Of Trust
related
$1,015,000 · Tokai Bank California
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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