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Property profile & analytics
OFF-MARKET
Estimated value
$1,580,000
Retail space
9683 Tierra Grande St San Diego, CA 92126-6503
Individually Owned
16-yr Hold
~
Est. High Equity
Property ID
US09-6606393
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1981
Total area
8,000 SF
Lot
0.46 ac (19,939 SF)
Zoning code
INDUSTRIAL (M ZONE)
APN
341-230-47-00
UPID
US09-6606393
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
-
Petterson Robert A CPA Accounting Firm Tax Preparation
-
Wildflower Day Spa Alternative Medicine Practice Spa & Massage Center
-
Susan Rich, Mortgage Broker NMLS #246237 Loan Service Bank
-
Rotary Club of San Diego-Paradise Valley Nightclub Music Venue
-
Lee Ann Stein - Integrity Mortgage Group Loan Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.79M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.58M
Owner & transaction history
Gabriel Perpetua · 16 yrs held
Gabriel Perpetua
since 2010
7 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%
$1,930,000
6.5%
$1,785,000
7%
$1,655,000
Blend value · Realmo final
$1.58M
Range $1.42M – $1.74M · ±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
$198 / 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
$18,786
Tax year 2024
Assessed value
$1,526,413
Assessed 2024
Previous assessed
$1,526,413
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$567,964
Assessed improvement
$958,449
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1981
Heating
NONE
Units
1
Total area
8,000 SF
Lot
0.46 ac (19,939 SF)
Zoning code
INDUSTRIAL (M ZONE)
APN
341-230-47-00
UPID
US09-6606393
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.
Building & site characteristics
From public records
Year built
1981
Heating
NONE
Units
1
Lot
0.46 ac
Current owner
From public records · entity-resolved
Gabriel Perpetua
Individual
Mailing address
9683 TIERRA GRANDE ST STE #201, SAN DIEGO, CA 92126-6503
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 10, 2021
—
Gabriel Inocencio Perpetua SR.
—
Deed
related
$375,000 · Commercial Bank Of Ca
Jun 1, 2010
$76,000
Gabriel Perpetua
Rosete,edwin & Velma
Quit Claim Deed
related
—
Dec 2, 2002
$1,075,000
Gabr Perpetua
Binke Wolff Ltd
Grant Deed
$806,250 · Wells Fargo Bank
May 12, 1993
$410,000
Beinke Wolff Ltd
Glendale Federal
Grant Deed
$328,000 · Glendale Federal Bank
Mar 8, 1993
$475,000
Glendale Federal Bank
Trust Deed Couns
Trustees Deed
related
—
Mar 22, 1989
—
Romney Hayden
Trust Deed Couns
Quit Claim Deed
related
—
Dec 28, 1988
$100,000
Trust Deed Couns
Hayden Romney
Quit Claim Deed
related
$250,000 · Century City Savings & Loan
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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