Commercial Appraisal Services
Which property interest and decision should the report address?
Start with the property or interest, effective date, intended users, and purpose. Kevin O'Brien, MAI, SRA, is a California Certified General appraiser, license #3005065. The scope identifies what the appraisal answers; it does not decide a tax result, financing decision, settlement, or proposed land-use permission.
Multifamily
Unit-by-unit occupancy, leases, expenses, and the interest being valued.
Office
Tenant roster, lease terms, space configuration, and owner or tenant improvements.
Retail
Storefront occupancy, concessions, shared expenses, and parking or access arrangements.
Industrial
Building use, loading and access, specialized improvements, and any equipment excluded.
Special-Use
The actual operation and the boundary between real estate, business assets, and equipment.
The purpose determines the next questions
Estate and ownership-transfer appraisals
Define the inherited property or interest, its valuation date, and the estate decision the report supports.
Start this inquiryPrivate appraisal support during probate
Identify the private valuation question and the court-inventory process before ordering duplicate work.
Start this inquiryDivorce and partnership-interest valuations
Separate a building's value from ownership, operating-business assets, and the settlement decision.
Start this inquiryRetrospective tax-purpose valuations
Reconstruct the commercial property and lease conditions at the adviser-specified past date.
Start this inquiryDeadline-sensitive appraisal requests
Check the deadline against access, available records, scope, and a realistic delivery estimate.
Start this inquiryProperty assessment review
Frame valuation evidence for the assessment and date in question, without a tax-savings promise.
Start this inquiryOther commercial purposes: ask Kevin O'Brien. For lending, litigation or proposed acquisition, portfolio, or charitable-contribution questions, identify the purpose and recipient. Testimony is not assumed; whether Kevin O'Brien appears at a deposition or hearing is agreed in writing at engagement.
Prepare a San Diego commercial property for appraisal
Are you valuing the property as it operates today, or considering a different use?
For an occupied office, retail building, warehouse, or multifamily investment, describe the actual operation first. A proposed conversion is a different question from valuing the current leases and improvements. Give Kevin O’Brien the intended use of the report and the valuation date so those questions are not mixed together.
The City’s zoning page links its Zoning and Permit Portal (ZAPP) and separates base zoning from overlays and other site criteria. Save the information for the subject property, not a neighboring address. City zoning information applies to property within the City of San Diego.
City of San Diego zoning resourcesThe County Assessor explains that an APN identifies a parcel for assessment purposes. It also distinguishes City permitting and zoning from County regulation in unincorporated areas. Bring the parcel record and identify the planning jurisdiction; an APN alone does not settle legal-lot or permitted-use questions.
San Diego County Assessor property informationWhat to bring and why it helps
| Bring or describe | Why it helps define the assignment |
|---|---|
| Street address, every APN, and a parcel map or existing title documents | Identify the land and improvements included in the request, especially if parking or access involves another parcel. |
| ZAPP information, available permits, and a description of current use | Separate the mapped zone, documented approvals, present operation, and any proposed change. Flag differences rather than assuming they mean the same thing. |
| Rent roll, signed leases, amendments, concessions, and vacancy details | Distinguish the rent actually collected from asking rents or a future leasing plan. Note expenses paid by the owner and those paid by tenants. |
| Operating statements and known repairs or planned capital work | Explain the income and costs being analyzed. Identify unusual expenses and work that has not yet been completed. |
| Site or floor plans, loading/parking arrangements, and inspection access | Describe what can be inspected, who can provide access, and any restricted areas or tenant notice requirements. |
| Purpose, intended recipient, valuation date, and deadline | An acquisition, tax-related retrospective value, or ownership transfer can require different scope and records. Timing is confirmed in the quote. |
If a leased warehouse is being considered for another business use, send its current lease and operating records separately from the proposed-use documents. The appraisal can then identify the assumptions and questions that need resolution instead of treating the proposal as the property’s existing condition.
These records help frame the appraisal; zoning information and assessment records do not establish market value or legal permission for a use. Describe missing documents and conflicting information. For City property, ask the City of San Diego Development Services zoning office through its ZAPP resources about permissions rather than assuming an appraisal resolves them.
Official references checked October 5, 2026. This is a preparation guide, not a property-specific zoning determination.
From inquiry to a defined assignment
- Identify the property, ownership interest, and reason for the valuation.
- Confirm the effective date, intended recipient, and any ordering instructions.
- Review leases, operating records, plans, and inspection access to identify missing information.
- Consider the proposed written scope, fee, and delivery estimate before engagement.
- Keep changed dates, uses, or property information separate from the original scope.
Lending & Pre-Purchase
Comprehensive valuations for commercial lending, refinancing, and pre-purchase due diligence. We help lenders and investors make informed decisions with detailed market analysis.
Litigation & Eminent Domain
Expert appraisals for litigation support, condemnation proceedings, and eminent domain cases. We provide court-defensible valuations and expert witness testimony.
Portfolio & Charitable Donations
Valuations for portfolio repositioning, charitable donations, and strategic planning. We help property owners and organizations document fair market value for tax benefits and investment decisions.
Need a Specialized Appraisal?
Every property and situation is unique. Contact us to discuss your specific appraisal needs and receive a fixed quote.