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Property profile & analytics
FOR LEASE
Office buildings
4365 Executive Dr San Diego, CA 92122
Entity Owned
19-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8923092
For Lease
1 / 3
$2,750,000
4365 Executive Dr, San Diego, CA 92122
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1991
Total area
9,999 SF
Lot
1.5 ac (65,340 SF)
Zoning code
INDUSTRIAL (M ZONE)
APN
345-162-26-00
UPID
US09-8923092
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
-
Stradling Law Firm
-
Merrill Lynch Wealth Management Advisor Andy Feng Financial Advisor
-
Parker Foundation Charitable Organization
-
Marc Sigmon - Agent with New York Life Insurance Agency
-
Sammy (Siyavash) Askari Insurance Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$3.17M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.75M
Owner & transaction history
Pacifica Tower LLC · 19 yrs held
Pacifica Tower LLC
since 2007
5 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%
$3,430,000
6.5%
$3,170,000
7%
$2,940,000
Blend value · Realmo final
$2.75M
Range $2.48M – $3.03M · ±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
$275 / 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
$1,586,706
Tax year 2024
Assessed value
$129,200,000
Assessed 2024
Previous assessed
$129,200,000
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$19,422,000
Assessed improvement
$109,778,000
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
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Status
For Lease
Year built
1991
Heating
NONE
Units
1
Total area
9,999 SF
Lot
1.5 ac (65,340 SF)
Zoning code
INDUSTRIAL (M ZONE)
APN
345-162-26-00
UPID
US09-8923092
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
1991
Heating
NONE
Units
1
Lot
1.5 ac
Current owner
From public records · entity-resolved
Pacifica Tower LLC
Entity
Mailing address
PROPERTY TAX DEPT DEPT, NEWPORT BEACH, CA 92658
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2007
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
Jun 12, 2017
—
Pacifica Tower LLC
—
Deed
related
$106,000,000 · Miscellaneous Ins Co
Apr 2, 2007
$172,601,000
Pacifica Tower LLC
Eop-plaza At La Jolla LLC
Deed Of Trust
$158,400,000 · * Other Institutional Lenders
Jan 2, 2001
—
Eop-plaza At La Jolla LLC
—
Deed Of Trust
related
$80,000,000 · Chase Manhattan Bank
Mar 11, 1994
$73,750,000
M L Lajolla LP Z
—
Grant Deed
related
—
—
—
Pacifica Tower LLC
—
Deed Of Trust
related
$106,000,000 · Miscellaneous Ins 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?”
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