8989 Rio San Diego Dr San Diego, CA 92108
Retail space
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Entity Owned
5-yr Hold
~
Est. High Equity
For Lease
1 / 2
Contact for pricing
8989 Rio San Diego Dr, San Diego, CA 92108
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Estimated value (blended)
$21.82M
Range $19.64M – $24.00M (±10%)
Property ID
US09-7187703
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1990
Total area
73,778 SF
Lot
3.44 ac (149,846 SF)
Zoning code
COMMERCIAL
APN
438-051-12-00
UPID
US09-7187703
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Dental Office
-
Loan Service Bank
-
Medical Clinic
-
Medical Clinic
-
Insurance Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$27.40M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$21.82M
Owner & transaction history
since 2020
6 recorded transactions
Zoning & alternative use
COMMERCIAL · San Diego, CA
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
All 9 comparables with addresses
4 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
PDF export
Analytics Standard · 5 reports
from $99/month
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Summary
1
Valuation conclusion
Included free
Estimated market value
$21.82M
Value range
$19.64M – $24.00M
±10% around blend
Estimated value / SF
$296 / SF
Confidence
High
9 county-verified comps
Property data
75
Market benchmarks
67
Comparable evidence
90
Income certainty
100
$19.64M
blend $21.82M
$24.00M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
73,778 SF
Lot area
3.44 ac
Year built
1990
APN
438-051-12-00
Assessed value
$22,391,488
Annual tax
$275,150
3
Income approach: direct capitalization
Partial preview
Income approach indication
$27.40M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$29.68M
@ 6.5% CAP return
$27.40M
@ 7% CAP return
$25.44M
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Property tax
$275,150
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$28.42M
Weighted, 9 comps · high confidence
Evidence
9 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
4.4 mi away · 60,603 SF
8.9 mi away · 79,945 SF
9.4 mi away · 54,460 SF
25.9 mi away · 73,230 SF
26.7 mi away · 84,000 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$21.82M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 855 sales
$481
-39%
County 2035 sales
$420
-30%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $296/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Modeled
Market rent
Market benchmark
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 9 sales
NOI build-up · 9 steps
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
Selected market yield
1,334,338.98%
Selected cap rate for this retail space
Derived from the San Diego market rent, vacancy and expense benchmarks for this use type.
NOI (est.)
$39k *
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$2
Move the market yield to see immediate price impact.
Value / SF
$0
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
1,334,338.48%1,334,338.98%1,334,339.48%
$35k
$2
$2
$2
$39k
$2
$2
$2
$43k
$3
$3
$3
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
9 found
High confidence · county-verified
Closest comparable
$14.01M
3.0 mi · Feb 2026 · $255/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$275,150
Tax year 2024
Assessed value
$22,391,488
Assessed 2024
Previous assessed
$22,391,488
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$6,791,731
Assessed improvement
$15,599,757
Applied tax rate
8.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
For Lease
Year built
1990
Heating
NONE
Units
1
Total area
73,778 SF
Lot
3.44 ac (149,846 SF)
Zoning code
COMMERCIAL
APN
438-051-12-00
UPID
US09-7187703
Jurisdiction
SAN DIEGO
Zoning & alternative use
COMMERCIAL · San Diego, CAZoning COMMERCIAL · permitted uses
COMMERCIAL · San Diego, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1990
Heating
NONE
Units
1
Lot
3.44 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
COMMERCIAL
Jurisdiction
San Diego, CA
Recorded code
COMMERCIAL
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for COMMERCIAL in San Diego, CA.
What opens after registration
Zoning profile
3 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 5 · 30 · 100 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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