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Property profile & analytics
OFF-MARKET
Estimated value
$1,670,000
Retail space
1146 13th St Imperial Beach, CA 91932-3676
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US09-9050562
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2006
Total area
8,000 SF
Lot
0.13 ac (5,842 SF)
Zoning code
COMMERCIAL
APN
633-022-17-00
UPID
US09-9050562
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
-
Mango Mania Frutas & More Restaurant
-
Turn Up Burn Up Fitness Gym & Fitness Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.49M
CAP Approach
CAP
$1.94M
Comparable Approach
Comparable
$1.80M
Blend (final)
Blend
$1.67M
Owner & transaction history
In & Associates · 1 yrs held
In & Associates
since 2025
Last sale
$1.7M
7 recorded transactions
Zoning & alternative use
COMMERCIAL · Imperial Beach, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Imperial Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Imperial Beach 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
$1,385,000
ML approach
$1,490,000
CAP Approach
CAP Return
Estimation
6%
$2,095,000
6.5%
$1,935,000
7%
$1,795,000
Blend value · Realmo final
$1.67M
Range $1.50M – $1.84M · ±10% · vs last sale $1.70M (May 30 2025)
Last sale anchor
$1.70M
May 30 2025
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
$209 / 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
$14,429
Tax year 2024
Assessed value
$1,036,692
Assessed 2024
Previous assessed
$1,036,692
+0.0% YoY
Effective rate
1.39%
On assessed value
Assessed land
$267,410
Assessed improvement
$769,282
Applied tax rate
14.0000
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
2006
Heating
NONE
Units
5
Total area
8,000 SF
Lot
0.13 ac (5,842 SF)
Zoning code
COMMERCIAL
APN
633-022-17-00
UPID
US09-9050562
Jurisdiction
SAN DIEGO
Zoning & alternative use
COMMERCIAL · Imperial Beach, CA
Zoning COMMERCIAL · permitted uses
COMMERCIAL · Imperial Beach, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Imperial Beach. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
2006
Heating
NONE
Units
5
Lot
0.13 ac
Current owner
From public records · entity-resolved
In & Associates
Entity
Mailing address
1146 13TH ST STE #101, IMPERIAL BCH, CA 91932-3676
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 30, 2025
—
In & Associates
—
Deed
related
$1,000,000 · The Rusty Living Trust
May 30, 2025
$1,700,000
In & Associates
Barghout LLC
Grant Deed
$1,700,000 · Barghout LLC
Jun 25, 2013
—
Barghout LLC
Sam Barghout
Grant Deed
$955,000 · Us Bank NA
Dec 10, 2012
—
Barghout LLC
Barghout,samer
Quit Claim Deed
related
—
Oct 19, 2006
—
Sam Barghout
Barghout LLC
Quit Claim Deed
related
—
Aug 25, 2005
—
Barghout LLC
—
Trustees Deed
related
$1,050,000 · Seacoast Commerce Bank
Aug 15, 2005
—
Barghout LLC
Barghout,samer
Quit Claim Deed
related
—
Aug 13, 2004
—
George Braudaway
Braudaway,cinder E
Quit Claim Deed
related
—
Aug 13, 2004
$512,000
Samer Barghout
Braudaway,george
Grant Deed
—
Oct 10, 2002
$250,000
George Braudaway
Bella,tr
Grant Deed
$200,000 · International City Bank
Jan 8, 1999
$180,000
Bella Trust
Andrew F Diangelo Estate
Grant Deed
—
Nov 30, 1995
$190,000
Andrew Diangelo
Leopoldo Lopez Trustee
Grant Deed
$90,000 · Seller
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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