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Report 4 of 8 · the condo unit

🏢 BUILDING — APN 477-27-030

2127 S. 10th St · ~9,644 sq ft industrial condo, 1 of 12 in "South of Tenth" · the employment anchor of the integrated site.

$2.5M
Bought Aug 2022
9,644 SF
Gross bldg area
1979
Built · tilt-up
12
Allocated spaces
$2.32M
2025 As-Is
1 of 12
Condo units
From 08_BUILDING_GENERAL.md (Kidder Mathews appraisal AC25-369) · June 23, 2026.
AcquisitionSpecsThe condo/HOA7th St leaseLegal-desc gapOpen items
🧾
AcquisitionPrice · date · deed · seller
›
Buyer / ownerSouth Bay Sports Training LLC
SellerScott Cooley
Price$2,500,000
Closed / recordedAug 5, 2022
Deed doc #25353951
FinancingSBA-financed; refi via Celtic / SBA 504 (Fidelity payoff)
2025 As-Is appraisal$2,320,000 (~$180K below purchase)

⚠️ Don't conflate three Cooley transactions

  • 477-27-030 unit (this dossier): $2.5M, Aug 2022, Doc# 25353951
  • 477-21-075 land: $1.8M, Dec 2022, Doc# 25419085
  • 2139 (Hastest): ~$2.431M Cooley carry-back — NOT the SBA building loan; not confirmed closed

The $2.5M / Aug 2022 / Doc# 25353951 figures belong on any legal description or affidavit for this APN.

Source: 08_BUILDING_GENERAL.md §1.

📐
The building itselfPhysical & legal specs
›

Size & construction

  • Gross Building Area 9,644 SF · Net Rentable 9,478 SF · ground floor 7,270 SF · 2 floors
  • Built 1979, concrete tilt-up, slab foundation; condition/quality Average (Class C, CTU)
  • Clear height 28–34 ft · power 200–400 amp / 480V · fire-sprinklered + cameras
  • No dock-high door, no grade-level door, no elevator (the unit itself has no dock — relevant to the dispute)
  • 23.3% office buildout (second-floor office)

Interior (as inspected)

Mostly open floorplan; reception with retail sales of baseball equipment; majority of first floor open warehouse with batting cages + netting; second floor entirely cages/netting; multiple restrooms.

Parking & title form

12 surface spaces allocated to the unit (ratio 1.27:1,000). As a condo, you hold title to the unit + an undivided interest in common areas (land, walls, parking, recreation). Preliminary title (Fidelity, 7/25/22) noted easements for common-area access & parking, utilities, and CC&Rs.

Source: 08_BUILDING_GENERAL.md §2 (Kidder Mathews AC25-369).

🏘️
The condominium & HOA12 units · your board seat · the pot-club conflict
›

South of Tenth Business Center Unit Owners Association — 12-unit industrial condo, 2121–2159 S. 10th St, District 7. You own the single unit at 2127 + the undivided common-area interest (incl. the 12 allocated spaces). Managed by Common Interest Management Services (Melanie Ferreira current; Tammy Forrest prior). Board = Scott Cooley (Pres), Jessie Duong, Tony (signed as VP, Apr 2026); quorum needs Scott + Tony.

HOA dues described as "super high" — exact monthly figure still OPEN (pull from a Common Interest statement / 2025 AFR).

🌿 The pot-club conflict

10th Street Cannabis (the Duong family — Jessie owner/board, Brando operator) drives the parking fight. The original feud predates Tony: Scott Cooley fought Jessie for years; they settled (Jessie pays HOA, may stay but no growing/edibles). Tony got pulled in as the third board member trying to mediate. Flashpoints: a porn-themed food vendor (Apr 2025), interference with Tony's container tenants (~$3,000 lost rent), altercations + threats (Sept–Oct 2025, on video). Cannabis-smoking-in-the-lot video is a private leverage card, not a first move. Full dispute → the Easement & Parking report.

Source: 08_BUILDING_GENERAL.md §3–4 · 02_HOA_PARKING.md.

🚚
The 7th Street leaseSeparate land lease behind the property
›

A separate Standard Industrial/Commercial LAND lease — not part of the condo/HOA:

  • Lessor: Chaboya Ranch Partners · Lessee: Anthony P. Sanguinetti (personal name, not the LLC)
  • ≈5,800 SF at 2070 S. 7th St (behind the property, by the "7th St canal")
  • $1,100/mo, deposit $2,500, $3,600 due at execution; use: batting cages
  • Term: 6/1/2023 → 5/31/2025 · file is a "Draft"

⚠️ Open

The documented term expired 5/31/2025 and the file is a draft. Confirm whether it was executed and/or renewed. Held in Anthony's personal name.

Source: 08_BUILDING_GENERAL.md §5.

🧩
The legal-description gapCC&Rs / condo plan "not supplied"
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Confirmed gap. For 477-27-030 you have the deed reference (Doc# 25353951) but NOT: the recorded CC&Rs ("not supplied" per the appraiser), the condominium plan + unit number, or a clean condo-plan legal description tying 477-27-030 → 2127 S. 10th.

Why it blocks: the GPA/rezoning package needs a legal description for the property, and Andrew explicitly needs both parcels'. The unit's description must come from the recorded condominium plan + CC&Rs, which aren't in hand. Pull from: Common Interest (CC&Rs/plan), Fidelity National Title (prelim reports exist), or SCC Recorder (Doc# 25353951).

Source: 08_BUILDING_GENERAL.md §8.

🚩
Open itemsBuilding-specific, ranked
›
1
Locate recorded CC&Rs + condo plan / unit # for 477-27-030 — the GPA needs a clean unit legal description; the parking defense depends on the CC&R language.
2
Confirm the 7th St (2070 S. 7th) lease status — expired 5/31/25, file is a draft, personal name.
3
Pull current HOA monthly dues — only "super high"; get the number.
4
Lock the APN↔address mapping (477-27-030 = 2127) on the legal descriptions before filing.
5
Decide the dock + "7 spaces" position with Scordelis for the August board meeting; reconcile the three Cooley transactions in any financial summary.

Source: 08_BUILDING_GENERAL.md §12.

🐚 KALI27 · Building dossier (477-27-030) · from 08_BUILDING_GENERAL.md · read-only · DRAFT.
Unverified: condo legal description/unit # · 7th St lease status · exact HOA dues.