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Property profile & analytics
OFF-MARKET
Estimated value
$5,355,000
Office buildings
8695 Spectrum Ctr Blvd San Diego, CA 92123-1489
Individually Owned
15-yr Hold
Free & Clear
Property ID
US09-7840801
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
2005
Total area
9,999 SF
Lot
11.78 ac (513,136 SF)
Zoning code
COMMERCIAL
APN
369-220-49-00
UPID
US09-7840801
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
-
Sharp HealthCare - Corporate Office Corporate Office
-
Norman Gollub Pediatrician Medical Clinic
-
Metis Practice Solutions Physician
-
Sharp Human Resources Employment Agency Business Service Center
-
Sharp Community Medical Group Corporate Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$5.28M
Blend (final)
Blend
$5.36M
Owner & transaction history
Sharp Healthcare · 15 yrs held
Sharp Healthcare
since 2010
2 recorded transactions
Zoning & alternative use
COMMERCIAL · San Diego, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$8.9M
+138.2%
Medical building
$5.8M
+56.7%
Auto repair, garage
$3.9M
+3.7%
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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$3,715,000
Current use
RESTAURANT
$8,850,000
Change: +138% · Conversion: Moderate
MEDICAL BUILDING
$5,820,000
Change: +57% · Conversion: Easy
AUTO REPAIR, GARAGE
$3,855,000
Change: +4% · Conversion: Difficult
RETAIL STORES
$3,550,000
Change: -4% · Conversion: Moderate
Blend value · Realmo final
$5.36M
Range $4.82M – $5.89M · ±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
$536 / 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
$5,958
Tax year 2024
Assessed value
$121,235,921
Assessed 2024
Previous assessed
$121,235,921
+0.0% YoY
Effective rate
0.00%
On assessed value
Assessed land
$17,343,612
Assessed improvement
$103,892,309
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
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Status
Off-Market
Year built
2005
Heating
NONE
Units
1
Total area
9,999 SF
Lot
11.78 ac (513,136 SF)
Zoning code
COMMERCIAL
APN
369-220-49-00
UPID
US09-7840801
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
OFFICE BUILDING Current
Est. value
$3.7M
RESTAURANT
Est. value
$8.9M
MEDICAL BUILDING
Est. value
$5.8M
AUTO REPAIR, GARAGE
Est. value
$3.9M
RETAIL STORES
Est. value
$3.6M
OFFICE BUILDING Current
RESTAURANT
MEDICAL BUILDING
AUTO REPAIR, GARAGE
RETAIL STORES
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
2005
Heating
NONE
Units
1
Lot
11.78 ac
Current owner
From public records · entity-resolved
Sharp Healthcare
Individual
Free & Clear · 15 yrs held
Mailing address
8695 SPECTRUM CTR BLVD, SAN DIEGO, CA 92123-1489
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2010
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
Dec 6, 2010
—
Sharp Healthcare
Orton Val T
Grant Deed
—
Apr 27, 2001
—
Val T Orton
Lnr San Diego Spectrum I INC
Grant 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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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