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Property profile & analytics
OFF-MARKET
Office buildings
8910 University Ctr Ln San Diego, CA 92122-1029
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8923233
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1990
Total area
9,999 SF
Lot
4.23 ac (184,258 SF)
Zoning code
COMMERCIAL
APN
345-190-28-00
UPID
US09-8923233
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
-
Vyber Video Film Production Television Studio
-
CBX Software Americas (Bike/Boat/Book/etc) Store Corporate Office
-
Pemberton Financial Insurance Agency
-
NFL Leagues United Academic Department
-
LaSalle Investment Management Financial Advisor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Iqhq Avenue West LP · 4 yrs held
Iqhq Avenue West LP
since 2021
Last sale
$170.0M
6 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$2,173,657
Tax year 2024
Assessed value
$176,868,000
Assessed 2024
Previous assessed
$176,868,000
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$41,616,000
Assessed improvement
$135,252,000
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
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Status
Off-Market
Year built
1990
Heating
NONE
Units
1
Total area
9,999 SF
Lot
4.23 ac (184,258 SF)
Zoning code
COMMERCIAL
APN
345-190-28-00
UPID
US09-8923233
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.
Building & site characteristics
From public records
Year built
1990
Heating
NONE
Units
1
Lot
4.23 ac
Current owner
From public records · entity-resolved
Iqhq Avenue West LP
Entity
Mailing address
674 VIA DE LA VALLE STE #206, SOLANA BEACH, CA 92075-3405
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
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
Oct 29, 2021
$170,000,000
Iqhq Avenue West LP
Rp Avenue Oofice Owner LLC
Grant Deed
—
Jun 30, 2015
—
Rp Aventine Office Owner LLC
Glenborough Aventine LLC
Grant Deed
$93,500,000 · Pnc Bank NA
Apr 30, 2012
—
Glenborough Aventine LLC
—
Deed Of Trust
related
$550,000,000 · Us Bk National Assn (ce)
Aug 27, 2002
—
Glenborough Properties LP
Wxy Ave Real Estates
Grant Deed
$50,000,000 · Wells Fargo Bank
—
—
Glenborough Aventine LLC
—
Deed Of Trust
related
—
—
—
Glb Aventine LP
—
Deed Of Trust
related
$10,000 · Archon Financial LP
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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