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Property profile & analytics
OFF-MARKET
Estimated value
$4,670,000
Office buildings
4250 Executive Sqa La Jolla, CA 92037-1482
Entity Owned
1-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-8660985
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1988
Total area
9,999 SF
Lot
2.17 ac (94,525 SF)
Zoning code
COMMERCIAL
APN
345-161-01-00
UPID
US09-8660985
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
by Request
CAP Approach
CAP
$3.80M
Comparable Approach
Comparable
$5.71M
Blend (final)
Blend
$4.67M
Owner & transaction history
La Jolla Office LLC · 1 yrs held
La Jolla Office LLC
since 2024
7 recorded transactions
Zoning & alternative use
COMMERCIAL · La Jolla, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$6.6M
+81.8%
Apartment house (5+ units)
$6.4M
+77.0%
Retail stores
$6.1M
+70.2%
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 La Jolla submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs La Jolla 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%
$4,115,000
6.5%
$3,795,000
7%
$3,525,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$3,605,000
Current use
RESTAURANT
$6,555,000
Change: +82% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$6,380,000
Change: +77% · Conversion: Easy
RETAIL STORES
$6,135,000
Change: +70% · Conversion: Moderate
MEDICAL BUILDING
$4,745,000
Change: +32% · Conversion: Easy
AUTO REPAIR, GARAGE
$3,815,000
Change: +6% · Conversion: Difficult
Blend value · Realmo final
$4.67M
Range $4.20M – $5.14M · ±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
$467 / 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
$696,180
Tax year 2024
Assessed value
$56,621,363
Assessed 2024
Previous assessed
$56,621,363
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$22,000,000
Assessed improvement
$34,621,363
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
1988
Heating
NONE
Units
1
Total area
9,999 SF
Lot
2.17 ac (94,525 SF)
Zoning code
COMMERCIAL
APN
345-161-01-00
UPID
US09-8660985
Jurisdiction
SAN DIEGO
Zoning & alternative use
COMMERCIAL · La Jolla, CAZoning COMMERCIAL · permitted uses
COMMERCIAL · La Jolla, 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
OFFICE BUILDING Current
Est. value
$3.6M
RESTAURANT
Est. value
$6.6M
APARTMENT HOUSE (5+ UNITS)
Est. value
$6.4M
RETAIL STORES
Est. value
$6.1M
MEDICAL BUILDING
Est. value
$4.7M
AUTO REPAIR, GARAGE
Est. value
$3.8M
OFFICE BUILDING Current
RESTAURANT
APARTMENT HOUSE (5+ UNITS)
RETAIL STORES
MEDICAL BUILDING
AUTO REPAIR, GARAGE
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
1988
Heating
NONE
Units
1
Lot
2.17 ac
Current owner
From public records · entity-resolved
La Jolla Office LLC
Entity
Free & Clear · 1 yrs held
Mailing address
PROPERTY TAX DEPT DEPT, NEWPORT BEACH, CA 92658
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 27, 2024
—
La Jolla Office LLC
Irvine Company LLC
Grant Deed
—
Sep 18, 2012
—
Irvine Co LLC
—
Deed Of Trust
related
$5,800,000 · Northwestern Mutual Life Ins
Sep 4, 2012
—
Irvine Co LLC
Regents Square La Jolla LLC
Grant Deed
—
Sep 25, 2007
$114,400,000
Regents Square La Jolla LLC
Maguire Props-regents Square
Grant Deed
related
—
Mar 17, 2005
—
Maguire Properties Regents Square L
Fsp Regents Square LLC
Grant Deed
$103,600,000 · Bank Of America NA
May 16, 2001
—
Fsp Regents Square LLC
Asp Regents Square LLC
Grant Deed
related
—
Sep 30, 1998
$23,425,000
Asp Regents Square LLC
Allstate Insurance Co,
Grant Deed
—
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
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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