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Property profile & analytics
OFF-MARKET
Estimated value
$5,095,000
Medical Office Space
4002 Park Blvd San Diego, CA 92103-2689
Entity Owned
2-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-8907356
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
1955
Total area
5,455 SF
Lot
0.18 ac (7,994 SF)
Zoning code
COMMERCIAL
APN
445-492-07-00
UPID
US09-8907356
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
-
Tatiana M. Moore, LMFT Doctor Therapists
-
Initiate Change Fitness Gym & Fitness Center
-
Sacred Womb Alternative Medicine Practice
-
San Diego Medical Massage Alternative Medicine Practice Spa & Massage Center
-
Amber Glow Salon Spa & Massage Center Skin Care Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$5.44M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$5.27M
Blend (final)
Blend
$5.10M
Owner & transaction history
Reda Hillcrest LLC · 2 yrs held
Reda Hillcrest LLC
since 2023
Last sale
$4.5M
5 recorded transactions
Zoning & alternative use
COMMERCIAL · San Diego, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$5.6M
+37.7%
Restaurant
$4.8M
+19.3%
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
$5,760,000
ML approach
$5,440,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
MEDICAL BUILDING
$4,045,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$5,570,000
Change: +38% · Conversion: Difficult
RESTAURANT
$4,830,000
Change: +19% · Conversion: Difficult
RETAIL STORES
$3,450,000
Change: -15% · Conversion: Difficult
Blend value · Realmo final
$5.10M
Range $4.59M – $5.60M · ±10% · vs last sale $4.50M (Nov 17 2023)
Last sale anchor
$4.50M
Nov 17 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
$934 / 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
$31,969
Tax year 2024
Assessed value
$2,600,000
Assessed 2024
Previous assessed
$2,600,000
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$2,550,000
Assessed improvement
$50,000
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
Medical Office Space
Use group
MEDICAL BUILDING
Status
Off-Market
Year built
1955
Heating
NONE
Units
1
Total area
5,455 SF
Lot
0.18 ac (7,994 SF)
Zoning code
COMMERCIAL
APN
445-492-07-00
UPID
US09-8907356
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
MEDICAL BUILDING Current
Est. value
$4.0M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$5.6M
RESTAURANT
Est. value
$4.8M
RETAIL STORES
Est. value
$3.5M
MEDICAL BUILDING Current
NEIGHBORHOOD: SHOPPING CENTER
RESTAURANT
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
1955
Heating
NONE
Units
1
Lot
0.18 ac
Current owner
From public records · entity-resolved
Reda Hillcrest LLC
Entity
Free & Clear · 2 yrs held
Mailing address
4450 MACARTHUR BLVD STE #100, NEWPORT BEACH, CA 92660-2045
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 17, 2023
$4,500,000
Reda Hillcrest LLC
Reda Acquisitions LLC
Grant Deed
—
May 30, 2023
$4,500,000
Reda Acquisitions LLC
Joan C Menna
Grant Deed
—
Aug 19, 2015
—
Menna,philip G & Joan C Trust
Menna,philip G
Quit Claim Deed
related
—
—
—
Philip G Menna
—
Deed Of Trust
related
$100,000 · Professional Lea
—
—
Philip G Menna
—
Deed Of Trust
related
$271,300 · Seaport Financial Ltd
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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