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Property profile & analytics
OFF-MARKET
Estimated value
$2,820,000
Data centers and call centers
1375 Washington Ave El Cajon, CA 92019-3135
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US09-8997971
Property profile
Verified
Property type
Data centers and call centers
Use group
RADIO OR TV STATION
Year built
1972
Total area
5,104 SF
Lot
1.07 ac (46,609 SF)
Zoning code
R-4:MULTIPLE RESIDENTIAL
APN
514-012-50-00
UPID
US09-8997971
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
-
Children's Creative & Performing High School
-
Oak Tree Academy High School Daycare Center
-
Door To the Future Preschool High School Daycare Center
-
Wonder World School High School
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.84M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.82M
Owner & transaction history
Brandolas LLC · 2 yrs held
Brandolas LLC
since 2023
Last sale
$2.8M
7 recorded transactions
Zoning & alternative use
R-4:MULTIPLE RESIDENTIAL · El Cajon, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$4.6M
+58.0%
Restaurant
$3.3M
+15.0%
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 El Cajon submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs El Cajon 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
$2,945,000
ML approach
$2,835,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RADIO OR TV STATION
$2,910,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$4,600,000
Change: +58% · Conversion: Difficult
RESTAURANT
$3,345,000
Change: +15% · Conversion: Difficult
MEDICAL BUILDING
$2,420,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$2.82M
Range $2.54M – $3.10M · ±10% · vs last sale $2.75M (Oct 23 2023)
Last sale anchor
$2.75M
Oct 23 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
$553 / 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
$34,338
Tax year 2024
Assessed value
$2,653,020
Assessed 2024
Previous assessed
$2,653,020
+0.0% YoY
Effective rate
1.29%
On assessed value
Assessed land
$1,924,740
Assessed improvement
$728,280
Applied tax rate
3.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Data centers and call centers
Use group
RADIO OR TV STATION
Status
Off-Market
Year built
1972
Heating
NONE
Units
1
Total area
5,104 SF
Lot
1.07 ac (46,609 SF)
Zoning code
R-4:MULTIPLE RESIDENTIAL
APN
514-012-50-00
UPID
US09-8997971
Jurisdiction
SAN DIEGO
Zoning & alternative use
R-4:MULTIPLE RESIDENTIAL · El Cajon, CA
Zoning R-4:MULTIPLE RESIDENTIAL · permitted uses
R-4:MULTIPLE RESIDENTIAL · El Cajon, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
El Cajon. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RADIO OR TV STATION Current
Est. value
$2.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$4.6M
RESTAURANT
Est. value
$3.3M
MEDICAL BUILDING
Est. value
$2.4M
RADIO OR TV STATION Current
NEIGHBORHOOD: SHOPPING CENTER
RESTAURANT
MEDICAL 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
1972
Heating
NONE
Units
1
Lot
1.07 ac
Current owner
From public records · entity-resolved
Brandolas LLC
Entity
Mailing address
1375 E WASHINGTON AVE, EL CAJON, CA 92019-3135
Mailing matches property
Yes
Owner-occupied
Yes
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 23, 2026
—
Brandolas LLC
—
Deed
related
$560,000 · First Citizens Bank And Trust Company
Oct 23, 2023
—
Brandolas LLC
Jeanette M Bradley
Intrafamily Transfer
related
—
Apr 1, 2022
$2,750,000
Jeanette M Bradley
The Oak Seed LLC
Grant Deed
$2,047,500 · First Citizens Bank & Trust Co
Aug 24, 2012
$1,330,000
The Oak Seed LLC
Jamel Cherif
Grant Deed
$725,000 · First Citizens Bank & Trust Co
Jun 12, 2006
—
Jamel Cherif
Cerif,jamel & Janet
Grant Deed
$1,376,200 · Blx Capital LLC
Jun 21, 2004
—
Jamel Cherif
Brooks,tr
Grant Deed
related
$1,005,000 · Brooks Trust
Aug 26, 1998
—
Alana J Etal Brudvik
White,e Allan Etal
Grant Deed
related
—
—
—
Oak Seed LLC
—
Deed Of Trust
related
$598,000 · Cdc Small Business Finance Co
—
—
Oak Seed LLC
—
Deed Of Trust
related
$725,000 · Cdc Small Business Finance Co
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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