| Unit | Type | SF | CURRENTActual Rent | MARKETProjected | |
|---|---|---|---|---|---|
| MONTHLY GSI | $0 | $0 | |||
| ANNUAL GSI | $0 | $0 | |||
| Line Item | Current | Market |
|---|---|---|
| Gross Scheduled Rent | $0 | $0 |
| Other Income (annual) | $0 | $0 |
| Vacancy 5% | $0 | $0 |
| GROSS OPERATING INCOME | $0 | $0 |
| Total Expenses | $0 | $0 |
| NET OPERATING INCOME | $0 | $0 |
| PRE-TAX CASH FLOW | $0 | $0 |
| Expense Item | Current | Market | |
|---|---|---|---|
| TOTAL EXPENSES | $0 — | $0 — |
Top Gun CRE is a San Diego commercial real estate brokerage specializing in apartment sales, investment advisory, 1031 exchange transactions, and property management. Since opening in late 2017, we have helped owners and investors evaluate their options, buy and sell properties, and plan their next investment. We believe clients should understand the numbers behind our recommendations, so we share the market data and explain how it applies to their property.
Our brokers share buyer relationships, sales data, and market feedback so each listing benefits from the full team. Both principals are licensed brokers, and we put our clients’ interests first. We use our San Diego apartment database to support pricing and identify likely buyers. Our goal is to bring you strong offers, explain the tradeoffs, and help you choose the terms that best fit your situation.
Our team has more than 30 years of combined experience in brokerage, investing, property management, and development, including work alongside some of Southern California’s largest apartment brokerages and leading brokers. We focus on San Diego County, with experience throughout its central and coastal neighborhoods. Our property management team oversees 300+ units and also handles lease-ups. That day-to-day involvement gives us a practical understanding of rental demand, operating costs, and the issues owners face.
Direct outreach to our proprietary database of San Diego multifamily investors, 1031 exchange buyers, and local operators. We call, we do not just email — leveraging relationships built over decades of local market focus.
Industry-leading digital exposure on every major CRE platform, paired with in-house marketing and design support that gives qualified buyers everything they need to underwrite the deal confidently.
Old-school channels still move deals. We pair digital reach with tactile deliverables that decision-makers actually read — leaving no wing unturned.
We fully expose every listing to the market simultaneously — all qualified buyers, all platforms, across local, state, and national levels — to generate maximum demand and buyer competition. Weekly reports and full offer comparisons keep you in control from listing to close.
The subject property was valued using our standard Market Value approach, comparing it to like-kind sales comparables on a variety of parameters: current and pro-forma income, use type, construction quality, age, building and lot square footage, “Highest and Best” use potential, and industry-standard indicators including GRM, Cap Rate, and price per unit / per SF. The resulting valuation — or valuation range — is shown on the preceding pages, with the supporting comparables detailed on the following pages of this report.
Where comps are dated or outside the subject's direct vicinity, we adjust for core differences: sale date (older comps brought forward to present market value) and location (premium submarkets consistently trade at higher valuation metrics than inferior ones). Despite recent macroeconomic headwinds and softened demand-side strength, San Diego remains a net seller's market, driven by persistent low supply, strong rents, and high occupancy. Our pricing therefore sits at the upper end of the Pricing Pendulum, factoring the subject's rent upside, submarket desirability, value-add appeal, and Highest-and-Best use potential. We push the pricing envelope without signaling to the market that the property is overpriced — the difference between a listing that builds competition and one that stalls.
Current rent roll and operating expense information was provided by ownership and/or verified against publicly available sources. Stabilized and Market scenarios reflect our estimate of achievable rents following routine turnover and light cosmetic improvements (Stabilized) and at full market parity with comparable recently-leased units (Market). Vacancy is applied consistently across scenarios. Property tax is estimated based on prevailing San Diego County rates applied to the recommended purchase price; buyer should verify actual reassessment. At the prices and terms indicated in this report, we believe we can achieve strong demand, build buyer competition, and facilitate an aggressively-priced, hassle-free, and quick transaction for our client.