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Property profile & analytics
OFF-MARKET
Estimated value
$5,955,000
Retail space
7th Ave San Diego, CA 92101
Entity Owned
Absentee Owner
Property ID
US09-7045645
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Total area
12,400 SF
Lot
1.15 ac (50,100 SF)
Zoning code
COMMERCIAL
APN
535-115-12-00
UPID
US09-7045645
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$4.61M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$5.96M
Owner & transaction history
Bp Investments
Bp Investments
since 2026
Last sale
$7.1M
7 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%
$4,990,000
6.5%
$4,605,000
7%
$4,275,000
Alternative Use
Use
Estimation
RETAIL STORES
$7,800,000
Current use
MEDICAL BUILDING
$7,220,000
Change: -7% · Conversion: Difficult
Blend value · Realmo final
$5.96M
Range $5.36M – $6.55M · ±10% · vs last sale $7.05M (Mar 4 2026)
Last sale anchor
$7.05M
Mar 4 2026
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
$480 / 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
$68,653
Tax year 2024
Assessed value
$5,048,542
Assessed 2024
Previous assessed
$5,048,542
+0.0% YoY
Effective rate
1.36%
On assessed value
Assessed land
$2,727,373
Assessed improvement
$2,321,169
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
Heating
NONE
Units
1
Total area
12,400 SF
Lot
1.15 ac (50,100 SF)
Zoning code
COMMERCIAL
APN
535-115-12-00
UPID
US09-7045645
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.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$7.8M
MEDICAL BUILDING
Est. value
$7.2M
RETAIL STORES Current
MEDICAL 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
Heating
NONE
Units
1
Lot
1.15 ac
Current owner
From public records · entity-resolved
Bp Investments
Entity
Mailing address
7979 IVANHOE AVE STE #300, LA JOLLA, CA 92037-4513
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
17 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 4, 2026
$7,050,000
Bp Investments
Pref Unicorn LLC
Grant Deed
—
Jul 27, 2017
—
Pref Unicorn LLC
—
Deed
related
$4,060,000 · Regents Bank NA
Jul 31, 2015
$4,350,000
Pref Unicorn LLC
Western Warehouse LLC
Trustees Deed
$3,210,000 · Regents Bk
Jul 31, 2015
—
Western Warehouse LLC
Cisterra Sehq
Quit Claim Deed
related
—
Aug 28, 2013
—
Cisterra Sehq LLC
Sdg-left Field LLC
Grant Deed
related
$178,750 · Wells Fargo B #2013-ctl-3 (ce)
Oct 28, 2008
$20,615,732
Sdg-left Field LLC
Asset Foreclosure Svcs INC
Trustees Deed
—
Jun 5, 2007
—
Rush,c G & J R Family Trust
Rush,charles G & Jerri R
Quit Claim Deed
related
—
Dec 30, 2005
—
Simplon Ballpark LLC
Rush,charles G & Jerri R
Grant Deed
$15,000,000 · Miscellaneous Ins Co
Sep 22, 2005
$100,000
Rush,charles G & Jerri R
Simplon Ballpark LLC
Grant Deed
—
Jul 7, 2005
—
Simplon Ballpark LLC
Lefebvre,jon M
Grant Deed
related
—
Jun 29, 2005
—
Simplon Ballpark LLC
Boone Ents INC
Grant Deed
related
—
May 20, 2005
$500,000
Lefebvre,jon M
Simplon Ballpark LLC
Grant Deed
—
Mar 30, 2005
$500,000
Sbf Financial LLC
Simplon Ballpark LLC
Grant Deed
related
—
Jan 11, 2005
—
Simplon Ballpark LLC
Taliaferro Elon H Trust
Grant Deed
related
$7,750,000 · Scripps Inv & Lns
—
—
Simplon Ballpark LLC
—
Deed Of Trust
related
$250,000 · Kaye Gerald Q Trust
—
—
Simplon Ballpark LLC
—
Deed Of Trust
related
$124,995 · Tutelman Family Trust
—
—
Simplon Ballpark LLC
—
Deed Of Trust
related
$75,000 · Strombert Kimberly S Trust
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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