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Property profile & analytics
OFF-MARKET
Estimated value
$9,415,000
Manufacturing properties
1451 Johnson Ave, El Cajon, CA 92020-1615
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8813290
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1964
Total area
58,072 SF
Lot
2 ac (87,120 SF)
Zoning code
INDUSTRIAL (M ZONE)
APN
483-021-13-00
UPID
US09-8813290
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
-
Weldmac Manufacturing Co Industrial Manufacturer
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$10.00M
CAP Approach
CAP
$9.16M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$9.42M
Owner & transaction history
Rsa Engineered Products LLC · 3 yrs held
Rsa Engineered Products LLC
since 2023
Last sale
$9.1M
7 recorded transactions
Zoning & alternative use
INDUSTRIAL (M ZONE) · El Cajon, 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 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
$9,715,000
ML approach
$9,995,000
CAP Approach
CAP Return
Estimation
6%
$9,920,000
6.5%
$9,155,000
7%
$8,505,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$13,685,000
Current use
Blend value · Realmo final
$9.42M
Range $8.47M – $10.36M · ±10% · vs last sale $9.10M (Apr 21 2023)
Last sale anchor
$9.10M
Apr 21 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
$162 / 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
$116,506
Tax year 2024
Assessed value
$9,282,000
Assessed 2024
Previous assessed
$9,282,000
+0.0% YoY
Effective rate
1.26%
On assessed value
Assessed land
$3,554,700
Assessed improvement
$5,727,300
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
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1964
Heating
NONE
Units
1
Total area
58,072 SF
Lot
2 ac (87,120 SF)
Zoning code
INDUSTRIAL (M ZONE)
APN
483-021-13-00
UPID
US09-8813290
Jurisdiction
SAN DIEGO
Zoning & alternative use
INDUSTRIAL (M ZONE) · El Cajon, CA
Zoning INDUSTRIAL (M ZONE) · permitted uses
INDUSTRIAL (M ZONE) · 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
INDUSTRIAL (GENERAL) Current
Est. value
$13.7M
INDUSTRIAL (GENERAL) Current
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
1964
Heating
NONE
Units
1
Lot
2 ac
Current owner
From public records · entity-resolved
Rsa Engineered Products LLC
Entity
Mailing address
110 W COCHRAN ST STE A, SIMI VALLEY, CA 93065-6228
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 21, 2023
$9,100,000
Rsa Engineered Products LLC
Weldmac Manufacturing Company
Grant Deed
—
Mar 7, 2006
$4,805,000
Weldmac Manufacturing Co
John Michael Peterson
Grant Deed
$2,500,000 · Temecula Valley Bank
Sep 10, 1996
—
John Michael Etal Peterson
Peterson,j Michael & Linda K
Quit Claim Deed
related
—
Apr 28, 1995
$1,700,000
Peterson J M
Longkin Properties
Grant Deed
$700,000 · Long Trust
Aug 30, 1989
$1,770,000
Longkin Properti
University Casew
Grant Deed
—
Dec 30, 1988
—
University Casew
—
Deed Of Trust
related
—
—
—
Weldmac Manufacturing Co
—
Deed Of Trust
related
$1,733,785 · San Diego Private Bank
—
—
Peterson Michael & Linda Trust
—
Deed Of Trust
related
$1,400,000 · Zions First National Bank
—
—
Longkin Properti
—
Deed Of Trust
related
$1,200,000 · Long David L
—
—
John M Peterson Trustee
—
Deed Of Trust
related
$1,500,000 · First Bank Beverly Hills
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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