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Property profile & analytics
OFF-MARKET
Estimated value
$4,380,000
Retail space
125 Acacia Ave Solana Beach, CA 92075-1165
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US09-6914104
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1989
Total area
6,580 SF
Lot
0.27 ac (11,871 SF)
Zoning code
COMMERCIAL
APN
263-332-36-00
UPID
US09-6914104
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
-
Dr. Nancy Shah Physician Medical Clinic
-
Eden Skin Co. Alternative Medicine Practice Spa & Massage Center
-
Lois Flaugh Counselor
-
Spectrum Telecommunications Service General Contractor
-
BeYOUtiful Natural Health | Naturopathic & Functional Medicine by Dr. Svetlana Voloshin, ND Alternative Medicine Practice
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.63M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.38M
Owner & transaction history
Karma Acacia LLC · 5 yrs held
Karma Acacia LLC
since 2021
Last sale
$4.2M
7 recorded transactions
Zoning & alternative use
COMMERCIAL · Solana Beach, CA
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 Solana Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Solana 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
$4,590,000
ML approach
$4,630,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$5,955,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$5,930,000
Change: 0% · Conversion: Moderate
Blend value · Realmo final
$4.38M
Range $3.94M – $4.82M · ±10% · vs last sale $4.15M (Feb 25 2021)
Last sale anchor
$4.15M
Feb 25 2021
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
$666 / 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
$50,343
Tax year 2024
Assessed value
$4,404,013
Assessed 2024
Previous assessed
$4,404,013
+0.0% YoY
Effective rate
1.14%
On assessed value
Assessed land
$3,183,624
Assessed improvement
$1,220,389
Applied tax rate
18.0000
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
1989
Heating
NONE
Units
4
Total area
6,580 SF
Lot
0.27 ac (11,871 SF)
Zoning code
COMMERCIAL
APN
263-332-36-00
UPID
US09-6914104
Jurisdiction
SAN DIEGO
Zoning & alternative use
COMMERCIAL · Solana Beach, CAZoning COMMERCIAL · permitted uses
COMMERCIAL · Solana Beach, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
Chapter 1
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$6.0M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$5.9M
RETAIL STORES Current
NEIGHBORHOOD: SHOPPING CENTER
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
1989
Heating
NONE
Units
4
Lot
0.27 ac
Current owner
From public records · entity-resolved
Karma Acacia LLC
Entity
Mailing address
125 N ACACIA AVE STE #103, SOLANA BEACH, CA 92075-1177
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 27, 2023
—
Karma Acacia LLC
—
Deed
related
$3,000,000 · Cbc FCU
Feb 25, 2021
$4,150,000
Karma Acacia LLC
Baigrosky Hinshaw Rainy Day LP
Grant Deed
$2,490,000 · First Republic Bank
Mar 5, 2020
—
Balgrosky Hinshaw Rainy Day LP
—
Deed
related
$1,250,000 · C3bank NA
Oct 14, 2013
$2,875,000
Balgrosky Hinshaw Rainy Day LP
Law Masters LLC
Grant Deed
—
Mar 12, 2008
—
Law Masters LLC
Exeter 7108 De LLC
Grant Deed
—
Aug 2, 2007
$3,000,000
Exeter 7108 De LLC
Frieder,glenn B & Wendy M
Grant Deed
$2,010,000 · California Bank & Trust
Aug 2, 2007
—
Glenn B Frieder
Frieder G & W Trust
Quit Claim Deed
related
—
May 21, 1998
$1,229,000
Glrnn B Frieder
Solana Sierra Partnership
Grant Deed
—
—
—
Law Masters LLC
—
Deed Of Trust
related
$1,800,000 · California Bank & Trust
—
—
Balgrosky Hinshaw Rainy Day LP
—
Deed Of Trust
related
$1,250,000 · C3bank NA
—
—
Glenn B Friederf
—
Deed Of Trust
related
$1,106,000 · Bank Of Commerce
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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