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Property profile & analytics
OFF-MARKET
Estimated value
$3,485,000
Retail space
8090 Pkwy Dr La Mesa, CA 91942-2105
Trust Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-9151178
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1981
Total area
5,364 SF
Lot
0.39 ac (16,929 SF)
Zoning code
COMMERCIAL
APN
464-530-66-00
UPID
US09-9151178
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
-
Stella Moderau, PTA Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.11M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.17M
Blend (final)
Blend
$3.49M
Owner & transaction history
Charles J Sarosy Living Trust
Charles J Sarosy Living Trust
since 2025
Last sale
$4.0M
7 recorded transactions
Zoning & alternative use
COMMERCIAL · La Mesa, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$4.8M
+116.3%
Restaurant
$3.5M
+57.4%
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
$3,170,000
ML approach
$3,105,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$2,235,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$4,835,000
Change: +116% · Conversion: Moderate
RESTAURANT
$3,515,000
Change: +57% · Conversion: Easy
MEDICAL BUILDING
$2,210,000
Change: -1% · Conversion: Difficult
Blend value · Realmo final
$3.49M
Range $3.14M – $3.83M · ±10% · vs last sale $4.00M (Jun 9 2025)
Last sale anchor
$4.00M
Jun 9 2025
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
$650 / 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
$36,876
Tax year 2024
Assessed value
$3,050,000
Assessed 2024
Previous assessed
$3,050,000
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$1,700,000
Assessed improvement
$1,350,000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1981
Heating
NONE
Units
1
Total area
5,364 SF
Lot
0.39 ac (16,929 SF)
Zoning code
COMMERCIAL
APN
464-530-66-00
UPID
US09-9151178
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
RETAIL STORES Current
Est. value
$2.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$4.8M
RESTAURANT
Est. value
$3.5M
MEDICAL BUILDING
Est. value
$2.2M
RETAIL STORES Current
NEIGHBORHOOD: SHOPPING CENTER
RESTAURANT
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
Year built
1981
Heating
NONE
Units
1
Lot
0.39 ac
Current owner
From public records · entity-resolved
Charles J Sarosy Living Trust
Trust
Mailing address
1309 COFFEEN AVE #1200, SHERIDAN, WY 82801-5777
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 9, 2025
$3,995,000
Charles J Sarosy Living Trust
8090 Parkway Drive LLC
Grant Deed
$2,149,000 · Harvest Small Business Finance LLC
Jul 20, 2023
$3,050,000
8090 Parkway Drive LLC
Vdc Arellano 1 LLC
Grant Deed
$2,613,750 · First Citizens Bank & Trust Co
Oct 19, 2021
$2,600,000
Vdc Arellano 1 LLC
8090 Parkway La Mesa LLC
Grant Deed
$1,820,000 · Tri Counties Bank
Dec 2, 2019
—
8090 Parkway Lamesa LLC
—
Deed
related
$1,230,000 · Stancorp Mortgage Investors LLC
Sep 13, 2007
—
8090 Parkway La Mesa LLC
Steenerson,daniel C & Tammy S
Quit Claim Deed
related
—
Jun 26, 2003
$795,000
Daniel C Steenserson
Kamyar,tr
Grant Deed
$553,000 · Commerce West Bank
—
—
Daniel C Steenerson
—
Deed Of Trust
related
$612,000 · Cnl Commercial Finance INC
—
—
Daniel C Steenerson
—
Deed Of Trust
related
$153,000 · Commerce West Bank
—
—
Kamyar Trust
—
Deed Of Trust
related
$330,000 · Home Savings Of America
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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