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Property profile & analytics
OFF-MARKET
Estimated value
$3,390,000
Office buildings
7777 Alvarado Rd La Mesa, CA 91942-8216
Entity Owned
15-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6862863
Property summary
AI-generated overview
This Class A, seven-story medical office building, located at 7777 Alvarado Road in La Mesa, California, offers a prestigious location in San Diego County. The property boasts a total of 125,000 square feet, with flexible suite sizes ranging from a minimum of 345 square feet to a maximum contiguous space of 3,062 square feet. Currently, 14,793 square feet is available for lease. Built in 1983 and renovated in 1999, the building features ample parking with a ratio of 4.00 spaces per 1,000 square feet. Convenient amenities include elevators. The property sits on a 4.1-acre lot and is zoned C. This multi-tenant building is ideal for medical practices seeking a prominent location in a thriving community. The building's prime location and modern amenities make it an exceptional opportunity for businesses seeking high-quality office space in East County. The property's size and layout offer significant flexibility for various medical practices and healthcare-related businesses. With its convenient access and ample parking, this building provides a comfortable and efficient work environment. Inquire today to learn more about leasing opportunities within this sought-after medical office building.
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Total area
9,999 SF
Lot
4.1 ac (178,596 SF)
Zoning code
COMMERCIAL
APN
470-020-17-00
UPID
US09-6862863
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
-
Stroberg & Associates Accounting Firm Tax Preparation
-
Alumbra CPA, PC Tax Preparation
-
Teague Insurance Agency Inc. Insurance Agency
-
X-Ray Medical Group Inc Physician Medical Clinic
-
Hornbrook Center For Dentistry Dental Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$3.80M
Comparable Approach
Comparable
$3.59M
Blend (final)
Blend
$3.39M
Owner & transaction history
Allied Office Plaza Spe LLC · 15 yrs held
Allied Office Plaza Spe LLC
since 2011
2 recorded transactions
Zoning & alternative use
COMMERCIAL · La Mesa, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$4.2M
+15.5%
Medical building
$4.1M
+14.1%
Auto repair, garage
$3.8M
+5.9%
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%
$4,115,000
6.5%
$3,795,000
7%
$3,525,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$3,605,000
Current use
RETAIL STORES
$4,165,000
Change: +16% · Conversion: Moderate
MEDICAL BUILDING
$4,115,000
Change: +14% · Conversion: Easy
AUTO REPAIR, GARAGE
$3,815,000
Change: +6% · Conversion: Difficult
Blend value · Realmo final
$3.39M
Range $3.05M – $3.73M · ±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
$339 / 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
$221,305
Tax year 2024
Assessed value
$17,675,406
Assessed 2024
Previous assessed
$17,675,406
+0.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$4,201,438
Assessed improvement
$13,473,968
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
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Status
Off-Market
Heating
NONE
Units
1
Total area
9,999 SF
Lot
4.1 ac (178,596 SF)
Zoning code
COMMERCIAL
APN
470-020-17-00
UPID
US09-6862863
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
OFFICE BUILDING Current
Est. value
$3.6M
RETAIL STORES
Est. value
$4.2M
MEDICAL BUILDING
Est. value
$4.1M
AUTO REPAIR, GARAGE
Est. value
$3.8M
OFFICE BUILDING Current
RETAIL STORES
MEDICAL BUILDING
AUTO REPAIR, GARAGE
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
Heating
NONE
Units
1
Lot
4.1 ac
Current owner
From public records · entity-resolved
Allied Office Plaza Spe LLC
Entity
Mailing address
10844 S PARAMOUNT BLVD, DOWNEY, CA 90241-3338
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2011
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 2, 2021
—
Allied Office Plaza Spe LLC
—
Deed
related
$20,500,000 · Starwood Mortgage Capital LLC
Jun 13, 2011
—
Allied Office Plaza Spe LLC
Allied Office Plaza LLC
Grant Deed
—
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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