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Property profile & analytics
OFF-MARKET
Estimated value
$1,005,000
Specialty properties
4427 Rainier Ave San Diego, CA 92120-3305
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US09-8552300
Property profile
Verified
Property type
Specialty properties
Use group
FUNERAL HOME
Year built
1979
Total area
15,675 SF
Lot
0.33 ac (14,163 SF)
Zoning code
INDUSTRIAL (M ZONE)
APN
458-521-27-00
UPID
US09-8552300
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
-
Bravo Family Mortuary - Family-Owned/MBE/WBE Social Service Agency
-
LP DESIGN & CONSULTING Construction Company
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$650k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.36M
Blend (final)
Blend
$1.01M
Owner & transaction history
Bravo Family Care LLC · 6 yrs held
Bravo Family Care LLC
since 2020
7 recorded transactions
Zoning & alternative use
INDUSTRIAL (M ZONE) · San Diego, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.6M
+63.9%
Retail stores
$1.4M
+35.9%
Industrial (general)
$1.3M
+25.4%
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
$650,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
CEMETERY, FUNERAL HOME, MORTUARY (COMMERCIAL)
$995,000
Current use
RESTAURANT
$1,635,000
Change: +64% · Conversion: Difficult
RETAIL STORES
$1,355,000
Change: +36% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$1,250,000
Change: +25% · Conversion: Difficult
Blend value · Realmo final
$1.01M
Range $905k – $1.11M · ±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
$64 / 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
$47,984
Tax year 2024
Assessed value
$3,904,502
Assessed 2024
Previous assessed
$3,904,502
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$1,742,327
Assessed improvement
$2,162,175
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
Specialty properties
Use group
FUNERAL HOME
Status
Off-Market
Year built
1979
Heating
NONE
Units
1
Total area
15,675 SF
Lot
0.33 ac (14,163 SF)
Zoning code
INDUSTRIAL (M ZONE)
APN
458-521-27-00
UPID
US09-8552300
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.
Alternative use value scenarios
Repositioning upside vs current use
CEMETERY, FUNERAL HOME, MORTUARY (COMMERCIAL) Current
Est. value
$995,000
RESTAURANT
Est. value
$1.6M
RETAIL STORES
Est. value
$1.4M
INDUSTRIAL (GENERAL)
Est. value
$1.3M
CEMETERY, FUNERAL HOME, MORTUARY (COMMERCIAL) Current
RESTAURANT
RETAIL STORES
INDUSTRIAL (GENERAL)
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
1979
Heating
NONE
Units
1
Lot
0.33 ac
Current owner
From public records · entity-resolved
Bravo Family Care LLC
Entity
Mailing address
4427 RAINIER AVE, SAN DIEGO, CA 92120-3305
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
18 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 27, 2024
—
Bravo Family Care LLC
—
Deed
related
$2,675,000 · Home Bank Of California
Sep 29, 2020
—
Bravo Family Care LLC
—
Deed
related
$3,871,700 · Poppy Bk
Feb 4, 2020
$2,465,000
Bravo Family Care LLC
Luynh Pham
Correction Deed
related
—
Dec 31, 2019
$2,465,000
Bravo Family Care LLC
Luynh Pham
Grant Deed
$2,346,500 · Poppy Bk
Jun 23, 2016
$1,760,000
Luynh Pham
427 Rainier Ave Trust
Grant Deed
$1,536,800 · Jpmorgan Chase Bank NA
Mar 1, 2016
$1,200,200
4427 Rainier Ave Trust
Refs INC|corinthian Media INC
Trustees Deed
related
—
Apr 18, 2005
$2,050,000
Corinthian Media INC
Hillside Investments LLC
Grant Deed
$1,762,500 · Torrey Pines Bank
Nov 10, 2004
—
Tony Jibilian
Jibilian Tony & D Trust
Quit Claim Deed
related
—
Jun 30, 1998
$698,000
Jibilian Trust
First International Bank
Grant Deed
$525,000 · North Island FCU
Apr 23, 1998
$682,710
First International Bank
R G Electronics INC
Trustees Deed
related
—
Jan 5, 1996
$650,000
Raphael L Guzzardo
Aladray,adnan
Grant Deed
$578,000 · First International Bank
Oct 28, 1992
$275,000
Aladray Trust
Aladrey Trust
Grant Deed
related
—
Jan 20, 1989
—
Adnan Aladray
—
Deed Of Trust
related
—
—
—
Rg Electronics INC
—
Deed Of Trust
related
$648,000 · First International Bank
—
—
Adnan Aladray
—
Deed Of Trust
related
$30,000 · Individual
—
—
Bravo Family Care LLC
—
Deed Of Trust
related
$3,871,700 · Poppy Bk
—
—
Corinthian Media INC
—
Deed Of Trust
related
$1,648,000 · Pacific Western Bank
—
—
Adnan Aladray
—
Deed Of Trust
related
$25,000 · Sun Harbor Mortgage
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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