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    Craftsman Twin-Home with Dual Zoning Title is generated by Realmo AI

    20-8318 Allison, La Mesa, CA 91942

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    New
    For Sale
    $1,650,000

    Two renovated side-by-side units with private yards, parking, and residential-and-commercial zoning for flexible live/work use.

    Type:Investment
    Property size:
    2,600 SF
    Price / SF:
    $634/SF
    Added:
    Jun 3, 2026
    Days on Market:
    6
    Last Refresh:
    Jun 6 at 3:18 am

    Property Features for 20-8318 Allison

    General Information

    Standard status
    Active
    Size
    2,600 SF
    Property subtype
    Investment

    Building Details

    Year Built
    1925

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    Listing Contact
    Jill Hansen
    Jill Hansen

    Listing agent Jill Hansen

    Listing office

    Listing date Jun 3, 2026

    Source Elliman

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    All listing content including descriptions, pricing, images are the copyrighted material of Jill Hansen

    HighLights

    • Craftsman twin home built in 1925 with 2 side‑by‑side units (8318 & 8320) for residential‑and‑commercial use.
    • Extensively renovated in 2011; 8318 is approx. 1,350 SF with 3 bed/2.5 bath, and 8320 is approx. 1,250 SF with 3 bed/1.5 bath.
    • Each unit includes a private fenced yard, private laundry, and off‑street parking.
    • Oversized lot with four vintage garages, plentiful storage, and parking for more than 12 vehicles.
    • Front porch and original character features including hardwood floors, glass‑inlay paneled doors, and crystal knobs.
    • Located about one block off La Mesa Boulevard; buyer to verify uses and redevelopment potential with the City of La Mesa.

    Overview

    Built in the 1920s and extensively renovated in 2011, this Craftsman twin-home features two side-by-side units under one property. The home retains original character details including hardwood floors, glass-inlay paneled doors, crystal knobs, and an inviting front porch. Each unit has private, fenced outdoor space, private laundry, and off-street parking. Unit 8318 offers 3 bedrooms and 2.5 baths, while Unit 8320 offers 3 bedrooms and 1.5 baths. The oversized lot is a standout improvement, with four vintage garages, plentiful storage, and parking for more than 12 vehicles.

    Located in the heart of La Mesa Village, the property is about one block off La Mesa Boulevard, placing everyday destinations within easy reach. The listing notes nearby restaurants, coffee shops, boutiques, and businesses, along with a front-row view to community events including the Friday Farmer’s Market, weekly summertime Classic Car Show, Oktoberfest, and Holiday in the Village.

    Zoned for both residential and commercial use, with zoning referenced as CD-D (Downtown Commercial / Urban Design Overlay), the property supports a range of occupancy strategies, including living in one unit and renting the other or setting up a live/work arrangement. Buyers should verify all uses and development potential with the City of La Mesa.
    Location Intelligence

    Current Use by Public Records

    Duplexes

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Spa & Massage Center Dental Office Big Box & Wholesale Store Auto Repair Shop Hair Salon Hotel & Motel

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    La Mesa
    County
    San Diego
    State
    California
    Longitude
    -117.023998
    Latitude
    32.766098

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    FAQs

    What type of property is this?
    Duplex - Two renovated side-by-side units with private yards, parking, and residential-and-commercial zoning for flexible live/work use.
    Where is this duplex located?
    The property is located at 20-8318 Allison La Mesa, CA.
    What is the asking price?
    The asking price for this property is $1,650,000.
    What are key features of this property?
    This property features: Craftsman twin home built in 1925 with 2 side‑by‑side units (8318 & 8320) for residential‑and‑commercial use.; Extensively renovated in 2011; 8318 is approx. 1,350 SF with 3 bed/2.5 bath, and 8320 is approx. 1,250 SF with 3 bed/1.5 bath.; Each unit includes a private fenced yard, private laundry, and off‑street parking.
    (619) 733-9056
    We can help!
    Listing Contact
    Jill Hansen
    Jill Hansen
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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