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Property profile & analytics
OFF-MARKET
Estimated value
$11,065,000
Office buildings
555 Beech St San Diego, CA 92101-2936
Entity Owned
20-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8888740
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1983
Total area
95,060 SF
Lot
0.46 ac (19,947 SF)
Zoning code
COMMERCIAL
APN
533-334-11-00
UPID
US09-8888740
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
-
The Law Offices of Martha M. Hall Law Firm
-
SD Startup Business Service Center
-
Appellate Defenders Inc Law Firm
-
Buscemi Hallett LLP Law Firm Insurance Agency
-
Strauss & Asher Law Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$8.98M
Blend (final)
Blend
$11.07M
Owner & transaction history
Mcs Orchard Plaza LLC · 20 yrs held
Mcs Orchard Plaza LLC
since 2005
6 recorded transactions
Zoning & alternative use
COMMERCIAL · 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%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$11.07M
Range $9.96M – $12.17M · ±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
$116 / 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
$254,257
Tax year 2024
Assessed value
$19,800,000
Assessed 2024
Previous assessed
$19,800,000
+0.0% YoY
Effective rate
1.28%
On assessed value
Assessed land
$5,163,000
Assessed improvement
$14,637,000
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
Off-Market
Year built
1983
Heating
NONE
Units
1
Total area
95,060 SF
Lot
0.46 ac (19,947 SF)
Zoning code
COMMERCIAL
APN
533-334-11-00
UPID
US09-8888740
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.
Building & site characteristics
From public records
Year built
1983
Heating
NONE
Units
1
Lot
0.46 ac
Current owner
From public records · entity-resolved
Mcs Orchard Plaza LLC
Entity
Mailing address
990 HIGHLAND DR STE #200, SOLANA BEACH, CA 92075-2427
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2005
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 15, 2025
—
Mcs 555 West Beech LLC
—
Deed
related
$10,000,000 · Western Alliance Bank
Dec 16, 2005
—
Mcs Orchard Plaza LLC
555 West Beech Street Corp
Grant Deed
$9,500,000 · Countrywide Com Real Estate Fin INC
Oct 3, 2000
—
555 W Beech Street Corp
555 Beech LLC
Quit Claim Deed
related
$7,800,000 · Citicorp USA Corp
Nov 25, 1997
$6,492,875
—
—
Grant Deed
related
—
Jun 25, 1993
—
Westrust Fin'l Group Ltd
Laurel Financial
Grant Deed
related
$12,909,774 · Resolution Trust Corp (rtc)
—
—
Mcs Orchard Plaza LLC
—
Deed Of Trust
related
$10,000 · 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.
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