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Property profile & analytics
OFF-MARKET
Estimated value
$10,705,000
Warehouses
9955 Black Mtn Rd San Diego, CA 92126-4514
Entity Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7146929
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
2000
Total area
38,730 SF
Lot
1.8 ac (78,408 SF)
Zoning code
INDUSTRIAL (M ZONE)
APN
341-330-31-00
UPID
US09-7146929
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
-
Foresight Sports Corporate Office
-
Martin Firm Law Firm
-
NAC CONNECTION Corporate Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$10.08M
CAP Approach
CAP
$8.27M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$10.71M
Owner & transaction history
Prh Xvii LP · 5 yrs held
Prh Xvii LP
since 2021
Last sale
$10.9M
7 recorded transactions
Zoning & alternative use
INDUSTRIAL (M ZONE) · San Diego, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$16.3M
+30.9%
Auto repair, garage
$14.9M
+19.5%
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
$13,370,000
ML approach
$10,080,000
CAP Approach
CAP Return
Estimation
6%
$8,960,000
6.5%
$8,270,000
7%
$7,680,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$12,490,000
Current use
OFFICE BUILDING
$16,345,000
Change: +31% · Conversion: Difficult
AUTO REPAIR, GARAGE
$14,925,000
Change: +20% · Conversion: Easy
Blend value · Realmo final
$10.71M
Range $9.63M – $11.78M · ±10% · vs last sale $10.90M (Jun 22 2021)
Last sale anchor
$10.90M
Jun 22 2021
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
$276 / 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
$142,140
Tax year 2024
Assessed value
$11,567,166
Assessed 2024
Previous assessed
$11,567,166
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$2,865,261
Assessed improvement
$8,701,905
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
2000
Heating
NONE
Units
1
Total area
38,730 SF
Lot
1.8 ac (78,408 SF)
Zoning code
INDUSTRIAL (M ZONE)
APN
341-330-31-00
UPID
US09-7146929
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
WAREHOUSE, STORAGE Current
Est. value
$12.5M
OFFICE BUILDING
Est. value
$16.3M
AUTO REPAIR, GARAGE
Est. value
$14.9M
WAREHOUSE, STORAGE Current
OFFICE BUILDING
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
2000
Heating
NONE
Units
1
Lot
1.8 ac
Current owner
From public records · entity-resolved
Prh Xvii LP
Entity
Mailing address
1530 FARADAY AVE #200, CARLSBAD, CA 92008-7332
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
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 22, 2021
$10,900,000
Prh Xvii LP
Foresight Properties LLC
Grant Deed
$7,665,000 · Ubs Bank USA
Feb 12, 2021
$6,550,000
Foresight Properties LLC
Marcoa Holdings INC
Grant Deed
$5,536,500 · Mufg Union Bank NA
Dec 31, 2020
—
Martella,michael 1991 Trust
Blackmountain Properties LLC
Quit Claim Deed
—
Dec 6, 2019
—
Black Mountain Properties LLC
—
Deed
related
$4,700,000 · Foresight Properties LLC
Dec 19, 2018
—
Blackmountain Properties LLC
—
Deed
related
$483,989 · Wheeler Family Trust (pt)
Jul 14, 2017
—
Black Mountain Properties LLC
—
Deed
related
$200,000 · Wheeler Family Trust (pt)
May 16, 2008
—
Blackmountain Properties LLC
—
Deed Of Trust
related
$5,300,000 · Bank Of America
May 7, 1999
$3,592,369
Blackmountain Properties
Moxie Pacific Lc
Grant Deed
$3,312,700 · Ge Capital Small Business Finl
—
—
Blackmountain Properties LLC
—
Deed Of Trust
related
$3,525,000 · La Jolla Savings Bank
—
—
Blackmountain Properties LLC
—
Deed Of Trust
related
$483,989 · Wheeler Family Trust (pt)
—
—
Black Mountain Properties LLC
—
Deed Of Trust
related
$4,700,000 · Foresight Properties LLC
—
—
Black Mountain Properties LLC
—
Deed Of Trust
related
$200,000 · Wheeler Family Trust (pt)
—
—
Blackmoutain Properties LLC
—
Deed Of Trust
related
$3,450,000 · General Electric Capital Corp
—
—
Moxie Pacific LLC
—
Deed Of Trust
related
$750,000 · Rancho Vista National Bank
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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