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Property profile & analytics
OFF-MARKET
Estimated value
$7,260,000
Warehouses
8811 Production Ave 43 San Diego, CA 92121-2219
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-6606714
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1978
Total area
30,389 SF
Lot
2 ac (87,120 SF)
Zoning code
INDUSTRIAL (M ZONE)
APN
343-111-05-00
UPID
US09-6606714
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
-
kindnessG'MACH Gift Closet Charitable Organization
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$6.72M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$7.26M
Owner & transaction history
8451 Miralani LLC
8451 Miralani LLC
since 2025
Last sale
$8.5M
6 recorded transactions
Zoning & alternative use
INDUSTRIAL (M ZONE) · 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%
$7,275,000
6.5%
$6,715,000
7%
$6,235,000
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$11,710,000
Change: -6% · Conversion: Easy
Blend value · Realmo final
$7.26M
Range $6.53M – $7.99M · ±10% · vs last sale $8.45M (Dec 23 2025)
Last sale anchor
$8.45M
Dec 23 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
$239 / 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
$110,124
Tax year 2024
Assessed value
$8,925,000
Assessed 2024
Previous assessed
$8,925,000
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$4,488,000
Assessed improvement
$4,437,000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1978
Heating
NONE
Units
1
Total area
30,389 SF
Lot
2 ac (87,120 SF)
Zoning code
INDUSTRIAL (M ZONE)
APN
343-111-05-00
UPID
US09-6606714
Jurisdiction
SAN DIEGO
Zoning & alternative use
INDUSTRIAL (M ZONE) · San Diego, CA
Zoning INDUSTRIAL (M ZONE) · permitted uses
INDUSTRIAL (M ZONE) · 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
AUTO REPAIR, GARAGE
Est. value
$11.7M
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
Year built
1978
Heating
NONE
Units
1
Lot
2 ac
Current owner
From public records · entity-resolved
8451 Miralani LLC
Entity
Mailing address
8208 PASEO DEL OCASO, LA JOLLA, CA 92037-3141
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 23, 2025
$8,450,000
8451 Miralani LLC
R J Land Co LP
Grant Deed
$4,350,000 · C3bank National Association
Apr 29, 2021
—
Rj Land Co LP
Roy P Josepho
Grant Deed
—
Apr 19, 2021
—
Rj Land Co LP
Roy P Josepho
Grant Deed
—
Apr 8, 2021
—
Rrj Management Company LLC
Sharon Anne Josepho
Grant Deed
—
Feb 12, 2021
—
Roy P Josepho
Rrj Management Company LLC
Grant Deed
—
Dec 27, 1995
—
R J Land Co LP Etal
Josepho,roy P Etal
Quit Claim 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.
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