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Property profile & analytics
OFF-MARKET
Estimated value
$3,730,000
Apartment buildings
7740 Pkwy Dr La Mesa, CA 91942-4600
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9264682
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1987
Total area
14,952 SF
Lot
0.97 ac (42,253 SF)
Zoning code
COMMERCIAL
APN
464-680-04-00
UPID
US09-9264682
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
-
SoapyBlyss (Bike/Boat/Book/etc) Store Cosmetic Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$3.82M
Comparable Approach
Comparable
$3.99M
Blend (final)
Blend
$3.73M
Owner & transaction history
Real Asymmetry Parkway LLC · 1 yrs held
Real Asymmetry Parkway LLC
since 2025
7 recorded transactions
Zoning & alternative use
COMMERCIAL · La Mesa, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$6.2M
+48.4%
Auto repair, garage
$5.7M
+37.6%
Office building
$5.4M
+30.0%
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 Mesa submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs La Mesa 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%
$4,140,000
6.5%
$3,820,000
7%
$3,550,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$4,145,000
Current use
MEDICAL BUILDING
$6,155,000
Change: +48% · Conversion: Moderate
AUTO REPAIR, GARAGE
$5,710,000
Change: +38% · Conversion: Difficult
OFFICE BUILDING
$5,390,000
Change: +30% · Conversion: Moderate
Blend value · Realmo final
$3.73M
Range $3.36M – $4.10M · ±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
$249 / 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
$54,436
Tax year 2024
Assessed value
$4,188,664
Assessed 2024
Previous assessed
$4,188,664
+0.0% YoY
Effective rate
1.30%
On assessed value
Assessed land
$1,712,543
Assessed improvement
$2,476,121
Applied tax rate
5.0000
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1987
Heating
NONE
Units
16
Total area
14,952 SF
Lot
0.97 ac (42,253 SF)
Zoning code
COMMERCIAL
APN
464-680-04-00
UPID
US09-9264682
Jurisdiction
SAN DIEGO
Zoning & alternative use
COMMERCIAL · La Mesa, CA
Zoning COMMERCIAL · permitted uses
COMMERCIAL · La Mesa, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
La Mesa. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$4.1M
MEDICAL BUILDING
Est. value
$6.2M
AUTO REPAIR, GARAGE
Est. value
$5.7M
OFFICE BUILDING
Est. value
$5.4M
APARTMENT HOUSE (5+ UNITS) Current
MEDICAL BUILDING
AUTO REPAIR, GARAGE
OFFICE BUILDING
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
1987
Heating
NONE
Units
16
Lot
0.97 ac
Current owner
From public records · entity-resolved
Real Asymmetry Parkway LLC
Entity
Mailing address
3945 CAMINO DEL RIO S FL, SAN DIEGO, CA 92108-9600
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 2, 2025
—
Real Asymmetry Parkway LLC
Christopher Ja Honeycutt
Grant Deed
$4,000,000 · Citizens Bank NA
Dec 29, 2023
$1,424,000
Christopher J A Honeycutt
Michael H Conway III
Grant Deed
—
Dec 30, 2021
—
Michael H Conway II
Real Asymmetry Parkway LLC
Grant Deed
—
Jan 16, 2020
—
Real Asymmetry Parkway LLC
—
Deed
related
—
Dec 20, 2017
—
Real Asymmetry Parkway LLC
—
Deed
related
$3,472,000 · First Foundation Bank
Apr 20, 2017
$3,200,000
Real Asymmetry Parkway LLC
Anthony M Contratto
Grant Deed
$1,850,000 · Jpmorgan Chase Bank NA
Sep 27, 2016
—
Anthony M Contratto
Kelleher,james D
Affidavit Of Death
related
—
Sep 2, 2011
—
James D Kelleher
J D Kelleher
Intrafamily Transfer
related
$1,425,112 · Jpmorgan Chase Bank NA
Sep 2, 1994
$1,000,000
J D Kelleher
Lacroix,e R
Grant Deed
$146,860 · Seller
Jun 23, 1993
—
E R Lacroix
Kelleher,j D
Quit Claim Deed
related
—
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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