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Property profile & analytics
OFF-MARKET
Estimated value
$6,720,000
Grocery and convenience stores
1459 Main St Ramona, CA 92065-2128
Entity Owned
6-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9898832
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
1991
Total area
32,160 SF
Lot
3.19 ac (138,956 SF)
Zoning code
COMMERCIAL
APN
281-173-08-00
UPID
US09-9898832
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
-
Starbucks Cafe & Coffee Shop
-
Albertsons Bakery Bakery Specialty Food Shop
-
Redbox Cinema (Bike/Boat/Book/etc) Store
-
higi Physician
-
Albertsons Pharmacy Pharmacy
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$7.77M
Comparable Approach
Comparable
$6.96M
Blend (final)
Blend
$6.72M
Owner & transaction history
Aci Real Estate Spe 143 LLC · 6 yrs held
Aci Real Estate Spe 143 LLC
since 2020
7 recorded transactions
Zoning & alternative use
COMMERCIAL · Ramona, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$10.1M
+25.1%
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 Ramona submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Ramona 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$8,420,000
6.5%
$7,770,000
7%
$7,215,000
Alternative Use
Use
Estimation
RETAIL STORES
$8,095,000
Current use
APARTMENT HOUSE (5+ UNITS)
$10,125,000
Change: +25% · Conversion: Difficult
Blend value · Realmo final
$6.72M
Range $6.05M – $7.39M · ±10%
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
$140,945
Tax year 2024
Assessed value
$9,296,071
Assessed 2024
Previous assessed
$9,296,071
+0.0% YoY
Effective rate
1.52%
On assessed value
Assessed land
$4,225,487
Assessed improvement
$5,070,584
Applied tax rate
65.0000
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
1991
Heating
NONE
Units
1
Total area
32,160 SF
Lot
3.19 ac (138,956 SF)
Zoning code
COMMERCIAL
APN
281-173-08-00
UPID
US09-9898832
Jurisdiction
SAN DIEGO
Zoning & alternative use
COMMERCIAL · Ramona, CA
Zoning COMMERCIAL · permitted uses
COMMERCIAL · Ramona, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Ramona. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$8.1M
APARTMENT HOUSE (5+ UNITS)
Est. value
$10.1M
RETAIL STORES Current
APARTMENT HOUSE (5+ UNITS)
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
1991
Heating
NONE
Units
1
Lot
3.19 ac
Current owner
From public records · entity-resolved
Aci Real Estate Spe 143 LLC
Entity
Mailing address
250 E PARKCENTER BLVD, BOISE, ID 83706-3940
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
Jun 8, 2020
—
Aci Real Estate Spe 143 LLC
Alberstones Stores Sub LLC
Quit Claim Deed
—
Feb 27, 2018
—
Albertsons Stores Sub LLC
—
Loan Modification
related
—
Dec 20, 2017
—
Albertsons Stores Sub LLC
Abs Ca-o LLC
Quit Claim Deed
—
Apr 12, 2013
—
Abs Ca-o LLC
Asp Realty INC
Warranty Deed
—
Jun 22, 2006
—
Asp Realty INC
American Stores Properties LLC
Grant Deed
—
Aug 16, 1988
$791,318
American Stores
Joram Assoc Ltd
Trustees Deed
—
Aug 16, 1988
—
American Stores
Alpha Beta Co
Trustees Deed
related
—
—
—
Abs Ca-o LLC
—
Deed Of Trust
related
$1,050,000,000 · Bank Of America
—
—
Abs Ca-o LLC
—
Deed Of Trust
related
$1,145,000,000 · * Other Institutional Lenders
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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