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Property profile & analytics
OFF-MARKET
Estimated value
$2,940,000
Retail space
5040 Convoy St San Diego, CA 92111-1628
Trust Owned
7-yr Hold
~
Est. High Equity
Property ID
US09-6595659
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1970
Total area
10,800 SF
Lot
0.73 ac (31,882 SF)
Zoning code
INDUSTRIAL (M ZONE)
APN
356-040-07-00
UPID
US09-6595659
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
-
Fairway Golf Golf Course
-
Eye Care for Animals - San Diego Veterinary Clinic
-
Veterinary Cancer Group Veterinary Clinic
-
Veterinary Behavior Consultants Veterinary Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$4.01M
Comparable Approach
Comparable
$1.92M
Blend (final)
Blend
$2.94M
Owner & transaction history
Kusuhara Family Trust · 7 yrs held
Kusuhara Family Trust
since 2019
7 recorded transactions
Zoning & alternative use
INDUSTRIAL (M ZONE) · San Diego, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$4.6M
+35.1%
Auto repair, garage
$4.2M
+23.3%
Industrial (general)
$3.7M
+8.2%
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 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%
$4,345,000
6.5%
$4,010,000
7%
$3,725,000
Alternative Use
Use
Estimation
RETAIL STORES
$3,375,000
Current use
OFFICE BUILDING
$4,560,000
Change: +35% · Conversion: Easy
AUTO REPAIR, GARAGE
$4,160,000
Change: +23% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$3,655,000
Change: +8% · Conversion: Difficult
Blend value · Realmo final
$2.94M
Range $2.65M – $3.23M · ±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
$272 / 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
$45,530
Tax year 2024
Assessed value
$3,710,771
Assessed 2024
Previous assessed
$3,710,771
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$1,672,693
Assessed improvement
$2,038,078
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1970
Heating
NONE
Units
1
Total area
10,800 SF
Lot
0.73 ac (31,882 SF)
Zoning code
INDUSTRIAL (M ZONE)
APN
356-040-07-00
UPID
US09-6595659
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
RETAIL STORES Current
Est. value
$3.4M
OFFICE BUILDING
Est. value
$4.6M
AUTO REPAIR, GARAGE
Est. value
$4.2M
INDUSTRIAL (GENERAL)
Est. value
$3.7M
RETAIL STORES Current
OFFICE BUILDING
AUTO REPAIR, GARAGE
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
1970
Heating
NONE
Units
1
Lot
0.73 ac
Current owner
From public records · entity-resolved
Kusuhara Family Trust
Trust
Mailing address
4988 CONCANNON CT, SAN DIEGO, CA 92130-2723
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 24, 2022
—
Toshihiro Kusuhara
—
Deed
related
$3,625,000 · Cbc FCU
Apr 22, 2019
—
Kusuhara Family Trust
Kusuhara,toshihiro & Reiko
Quit Claim Deed
related
—
Jan 30, 2004
—
Toshihiro Kushuhara
Rue-ell Enterprises INC
Grant Deed
$1,250,000 · California Bank & Trust
Sep 21, 1993
$740,500
Rue-ell Enterprises INC
Oxford,keith & M
Grant Deed
—
Jul 2, 1993
$746,335
Keith Oxford
Sandall,robert W
Trustees Deed
related
—
Jan 4, 1990
$470,000
Olsher Jerry J
Sandall Robert W
Grant Deed
$465,000 · Bank Of San Diego
—
—
Jerry J Olsher
—
Deed Of Trust
related
$125,800 · Individual
—
—
Robert W Sandall
—
Deed Of Trust
related
$700,000 · San Diego Trust & Savings Bank
—
—
Olsher Jerry J
—
Deed Of Trust
related
$338,000 · Bank Of San Diego
—
—
Toshihiro Kusuhara
—
Deed Of Trust
related
$1,760,000 · Unionbancal Mortgage
—
—
Olsher Jerry J
—
Deed Of Trust
related
$100,000 · Individual
—
—
Toshihiro Kusuhara
—
Deed Of Trust
related
$1,028,000 · Cdc Small Business Finance 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.
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