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Property profile & analytics
OFF-MARKET
Estimated value
$775,000
Retail space
1120 Palmetto Ave Pacifica, CA 94044-2257
Entity Owned
Absentee Owner
Free & Clear
Property ID
US09-0642730
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2015
Total area
2,082 SF
Lot
0.66 ac (28,948 SF)
Zoning code
C30000
APN
009-291-050
UPID
US09-0642730
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$820k
Comparable Approach
Comparable
$472k
Blend (final)
Blend
$775k
Owner & transaction history
Viewpointe Homes LLC
Viewpointe Homes LLC
since 2026
7 recorded transactions
Zoning & alternative use
C30000 · Pacifica, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$1.1M
+6.1%
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 Pacifica submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Pacifica 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$885,000
6.5%
$820,000
7%
$760,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,060,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,125,000
Change: +6% · Conversion: Moderate
COMMERCIAL (GENERAL)
$960,000
Change: -9% · Conversion: Easy
AUTO REPAIR, GARAGE
$945,000
Change: -11% · Conversion: Difficult
Blend value · Realmo final
$775k
Range $698k – $853k · ±10%
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
$372 / 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
$20,084
Tax year 2024
Assessed value
$1,606,245
Assessed 2024
Previous assessed
$1,606,245
+0.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$1,118,802
Assessed improvement
$487,443
Applied tax rate
16.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
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
2015
Heating
NONE
Stories
1
Total area
2,082 SF
Lot
0.66 ac (28,948 SF)
Zoning code
C30000
APN
009-291-050
UPID
US09-0642730
Jurisdiction
SAN MATEO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
C30000 · Pacifica, CA
Zoning C30000 · permitted uses
C30000 · Pacifica, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Pacifica. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$1.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.1M
COMMERCIAL (GENERAL)
Est. value
$960,000
AUTO REPAIR, GARAGE
Est. value
$945,000
RETAIL STORES Current
NEIGHBORHOOD: SHOPPING CENTER
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
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
2015
Heating
NONE
Stories
1
Lot
0.66 ac
Current owner
From public records · entity-resolved
Viewpointe Homes LLC
Entity
Free & Clear · 0 yrs held
Mailing address
5000 BIRCH ST STE #400, NEWPORT BEACH, CA 92660-8125
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 1, 2026
$39,500,000
Viewpointe Homes LLC
Crp/pse Seaside Pacifica Owner LLC
Grant Deed
—
Sep 10, 2015
$1,383,527
Crp/pse Seaside Pacifica Owner LLC
Fip Phoebe LLC
Grant Deed
—
Feb 2, 2012
$500,000
Fip Phoebe LLC
Pacific Skies Estates LLC
Grant Deed
—
Jul 20, 2010
$1,200,000
Pacific Skies Estates LLC
West,james E
Grant Deed
$700,000 · James E West
Mar 10, 1999
$170,000
James E West
Mechikoff,margaret L
Grant Deed
$195,000 · Washington Mutual Fsb
Mar 10, 1999
—
Margaret L Mechikoff
Mechikoff,johnnie
Quit Claim Deed
related
—
Jul 15, 1998
—
James West
Gallagher Trust
Grant Deed
related
—
Mar 23, 1998
—
James J Gallagher
Gallagher Trust
Quit Claim Deed
related
—
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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