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Property profile & analytics
OFF-MARKET
Estimated value
$3,345,000
Retail space
10793 Jamacha Blvd Spring Valley, CA 91978-1814
Entity Owned
2-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-9578780
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1990
Total area
9,600 SF
Lot
0.52 ac (22,651 SF)
Zoning code
COMMERCIAL
APN
506-050-07-00
UPID
US09-9578780
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
-
Gladiator School of Boxing Training Center Sports School
-
Paint Me San Diego Training Center (Bike/Boat/Book/etc) Store
-
Jamul Pest Control Garden Center
-
CATCH A FADE BARBER & TS CURLS 2 Hair Salon
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.35M
CAP Approach
CAP
$2.32M
Comparable Approach
Comparable
$2.72M
Blend (final)
Blend
$3.35M
Owner & transaction history
Kph 10 LLC · 2 yrs held
Kph 10 LLC
since 2023
Last sale
$3.3M
4 recorded transactions
Zoning & alternative use
COMMERCIAL · Spring Valley, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$4.6M
+85.6%
Auto repair, garage
$3.7M
+49.3%
Office building
$3.5M
+41.0%
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 Spring Valley submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Spring Valley 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
$3,430,000
ML approach
$3,350,000
CAP Approach
CAP Return
Estimation
6%
$2,515,000
6.5%
$2,320,000
7%
$2,155,000
Alternative Use
Use
Estimation
RETAIL STORES
$2,455,000
Current use
MEDICAL BUILDING
$4,555,000
Change: +86% · Conversion: Difficult
AUTO REPAIR, GARAGE
$3,665,000
Change: +49% · Conversion: Difficult
OFFICE BUILDING
$3,460,000
Change: +41% · Conversion: Easy
WAREHOUSE, STORAGE
$3,195,000
Change: +30% · Conversion: Difficult
Blend value · Realmo final
$3.35M
Range $3.01M – $3.68M · ±10% · vs last sale $3.30M (Dec 26 2023)
Last sale anchor
$3.30M
Dec 26 2023
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
$348 / 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
$30,281
Tax year 2024
Assessed value
$2,019,600
Assessed 2024
Previous assessed
$2,019,600
+0.0% YoY
Effective rate
1.50%
On assessed value
Assessed land
$1,224,000
Assessed improvement
$795,600
Applied tax rate
59.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1990
Heating
NONE
Units
1
Total area
9,600 SF
Lot
0.52 ac (22,651 SF)
Zoning code
COMMERCIAL
APN
506-050-07-00
UPID
US09-9578780
Jurisdiction
SAN DIEGO
Zoning & alternative use
COMMERCIAL · Spring Valley, CA
Zoning COMMERCIAL · permitted uses
COMMERCIAL · Spring Valley, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Spring Valley. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$2.5M
MEDICAL BUILDING
Est. value
$4.6M
AUTO REPAIR, GARAGE
Est. value
$3.7M
OFFICE BUILDING
Est. value
$3.5M
WAREHOUSE, STORAGE
Est. value
$3.2M
RETAIL STORES Current
MEDICAL BUILDING
AUTO REPAIR, GARAGE
OFFICE BUILDING
WAREHOUSE, STORAGE
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
1990
Heating
NONE
Units
1
Lot
0.52 ac
Current owner
From public records · entity-resolved
Kph 10 LLC
Entity
Free & Clear · 2 yrs held
Mailing address
2398 SAN DIEGO AVE, SAN DIEGO, CA 92110-2894
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 26, 2023
—
Kph 10 LLC
Kph 8 LLC
Intrafamily Transfer
related
—
Mar 1, 2023
$3,300,000
Kph 8 LLC
Sharon Dell Barta
Grant Deed
$2,300,000 · Barta Family 1988 Trust
Jan 11, 1989
$238,000
Joseph F Barta
Foss William J
Grant Deed
—
—
—
Barta Trust
—
Deed Of Trust
related
$445,500 · Scripps 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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