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Property profile & analytics
OFF-MARKET
Estimated value
$980,000
Car washes
1257 Imperial Bch Blvd Imperial Beach, CA 91932-2915
Trust Owned
6-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9048818
Property profile
Verified
Property type
Car washes
Use group
CAR WASH
Year built
1966
Total area
1,680 SF
Lot
0.27 ac (11,620 SF)
Zoning code
COMMERCIAL
APN
633-022-27-00
UPID
US09-9048818
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
-
Imperial Beach Electrician Pros - Electrical Repair Co Electrical Service General Contractor
-
Happy Cow Car Wash, Imperial Beach Car Wash
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.07M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.07M
Blend (final)
Blend
$980k
Owner & transaction history
Wilson,m & E Fam Trust · 6 yrs held
Wilson,m & E Fam Trust
since 2020
Last sale
$850,000
7 recorded transactions
Zoning & alternative use
COMMERCIAL · Imperial Beach, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$1.5M
+136.0%
Medical building
$795,000
+24.3%
Retail stores
$705,000
+10.0%
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 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
$1,070,000
ML approach
$1,070,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$640,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,515,000
Change: +136% · Conversion: Difficult
MEDICAL BUILDING
$795,000
Change: +24% · Conversion: Difficult
RETAIL STORES
$705,000
Change: +10% · Conversion: Difficult
OFFICE BUILDING
$605,000
Change: -6% · Conversion: Difficult
Blend value · Realmo final
$980k
Range $882k – $1.08M · ±10% · vs last sale $850k (Apr 10 2020)
Last sale anchor
$850k
Apr 10 2020
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
$583 / 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
$15,478
Tax year 2024
Assessed value
$911,368
Assessed 2024
Previous assessed
$911,368
+0.0% YoY
Effective rate
1.70%
On assessed value
Assessed land
$868,482
Assessed improvement
$42,886
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
Car washes
Use group
CAR WASH
Status
Off-Market
Year built
1966
Heating
NONE
Units
1
Total area
1,680 SF
Lot
0.27 ac (11,620 SF)
Zoning code
COMMERCIAL
APN
633-022-27-00
UPID
US09-9048818
Jurisdiction
SAN DIEGO
Zoning & alternative use
COMMERCIAL · Imperial Beach, CAZoning 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
Alternative use value scenarios
Repositioning upside vs current use
AUTO REPAIR, GARAGE Current
Est. value
$640,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.5M
MEDICAL BUILDING
Est. value
$795,000
RETAIL STORES
Est. value
$705,000
OFFICE BUILDING
Est. value
$605,000
AUTO REPAIR, GARAGE Current
NEIGHBORHOOD: SHOPPING CENTER
MEDICAL BUILDING
RETAIL STORES
OFFICE BUILDING
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
1966
Heating
NONE
Units
1
Lot
0.27 ac
Current owner
From public records · entity-resolved
Wilson,m & E Fam Trust
Trust
Mailing address
2772 ANJULI CT, EL CAJON, CA 92020-1775
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 10, 2020
$850,000
Wilson,m & E Fam Trust
Joel Broskuf
Grant Deed
$510,000 · Bank Of George
Nov 20, 2017
—
Joel Broskuf
—
Deed
related
$480,900 · Seacoast Commerce Bank
Oct 3, 2014
$940,000
Joel Broskuf
Sdpb Holdings LLC
Grant Deed
$350,000 · M Ernest JR Ligon
Aug 27, 2013
$400,000
Sdpb Holdings LLC
Marrero 2008 Family Trust
Grant Deed
$320,000 · M Ernest JR Ligon
Apr 16, 2008
—
Marrero Family 2008 Trust
Marrero,michael T & Virginia L
Quit Claim Deed
related
—
—
—
Michael Marrero
—
Deed Of Trust
related
$97,500 · Antos Dorothy L
—
—
Sdpb Holdings
—
Deed Of Trust
related
$90,000 · M Ernest JR Ligon
—
—
Michael Marrero
—
Deed Of Trust
related
$97,500 · Antos Dorothy L
—
—
Michael T Marrero
—
Deed Of Trust
related
$170,000 · Bussy Enterprises INC Trust
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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