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Property profile & analytics
OFF-MARKET
Estimated value
$1,585,000
Medical Office Space
8085 La Mesa Blvd La Mesa, CA 91942-6434
Entity Owned
7-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9182179
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
1988
Total area
6,660 SF
Lot
0.23 ac (10,037 SF)
Zoning code
COMMERCIAL
APN
470-582-38-00
UPID
US09-9182179
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
-
Bit Co Accounting Firm Tax Preparation
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.94M
Comparable Approach
Comparable
$1.19M
Blend (final)
Blend
$1.59M
Owner & transaction history
R-squared Prop Hldgs LLC · 7 yrs held
R-squared Prop Hldgs LLC
since 2018
7 recorded transactions
Zoning & alternative use
COMMERCIAL · La Mesa, 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 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%
$2,095,000
6.5%
$1,935,000
7%
$1,795,000
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$2,545,000
Change: -7% · Conversion: Difficult
OFFICE BUILDING
$2,400,000
Change: -12% · Conversion: Easy
Blend value · Realmo final
$1.59M
Range $1.43M – $1.74M · ±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
$238 / 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
$25,682
Tax year 2024
Assessed value
$2,061,519
Assessed 2024
Previous assessed
$2,061,519
+0.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$902,256
Assessed improvement
$1,159,263
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
Medical Office Space
Use group
MEDICAL BUILDING
Status
Off-Market
Year built
1988
Heating
NONE
Units
1
Total area
6,660 SF
Lot
0.23 ac (10,037 SF)
Zoning code
COMMERCIAL
APN
470-582-38-00
UPID
US09-9182179
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
AUTO REPAIR, GARAGE
Est. value
$2.5M
OFFICE BUILDING
Est. value
$2.4M
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
1988
Heating
NONE
Units
1
Lot
0.23 ac
Current owner
From public records · entity-resolved
R-squared Prop Hldgs LLC
Entity
Mailing address
9753 VLY RNCH RD, EL CAJON, CA 92021-2347
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 21, 2021
—
R Squared Property Holdings LLC
—
Deed
related
$1,283,000 · Bank Of The West
Aug 27, 2018
$1,885,000
R-squared Prop Hldgs LLC
Tri Business Services INC
Grant Deed
$1,320,000 · Bank Of The West
Apr 5, 2017
—
Tri Business Services INC
Fefferman Barry & S Trust
Quit Claim Deed
related
—
Aug 22, 2012
—
Fefferman Barry & Susan Trust
Fefferman Barry & S Trust
Quit Claim Deed
related
$1,155,000 · Bank Of The West
Sep 19, 2007
—
Fefferman B & S Family Trust
Tri Business Services INC
Quit Claim Deed
related
$1,250,000 · San Diego National Bank
Oct 7, 1999
—
Tri Business Services INC
Fefferman,barry S Etal
Trustees Deed
related
—
Mar 2, 1995
$468,000
Fefferman Trust
Tri Business Services INC
Grant Deed
—
Apr 15, 1994
$510,000
Tri Business Svcs INC
Glendale Federal
Grant Deed
$468,900 · Grossmont Bank
Jan 21, 1994
$450,000
Glendale Federal Bank
Jay R Morgner Tr
Trustees Deed
related
—
—
—
Bit Co
—
Deed Of Trust
related
$719,000 · Ironstone Bank
—
—
Tri Busines Services INC
—
Deed Of Trust
related
$150,000 · Cuyamaca Bank
—
—
Tri Business Services INC
—
Deed Of Trust
related
$645,000 · Bank Of America
—
—
Tri Business Serv INC
—
Deed Of Trust
related
$650,000 · North Island FCU
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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