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Property profile & analytics
OFF-MARKET
Estimated value
$3,195,000
Retail space
16903 Avenida De Acacias, Rancho Santa Fe, CA 92067
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US10-0038290
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1951
Total area
3,376 SF
Lot
0.07 ac (3,083 SF)
Zoning code
COMMERCIAL
APN
266-285-07-00
UPID
US10-0038290
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.34M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.08M
Blend (final)
Blend
$3.20M
Owner & transaction history
Chorbajian Asset Management LLC · 1 yrs held
Chorbajian Asset Management LLC
since 2025
Last sale
$4.0M
7 recorded transactions
Zoning & alternative use
COMMERCIAL · Rancho Santa Fe, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$3.0M
+114.6%
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 Rancho Santa Fe submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Rancho Santa Fe 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
$3,495,000
ML approach
$3,340,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$3,040,000
Change: +115% · Conversion: Moderate
Blend value · Realmo final
$3.20M
Range $2.88M – $3.51M · ±10% · vs last sale $4.00M (Nov 20 2024)
Last sale anchor
$4.00M
Nov 20 2024
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
$946 / 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
$40,408
Tax year 2024
Assessed value
$3,452,487
Assessed 2024
Previous assessed
$3,452,487
+0.0% YoY
Effective rate
1.17%
On assessed value
Assessed land
$2,144,403
Assessed improvement
$1,308,084
Applied tax rate
71.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1951
Heating
NONE
Units
1
Total area
3,376 SF
Lot
0.07 ac (3,083 SF)
Zoning code
COMMERCIAL
APN
266-285-07-00
UPID
US10-0038290
Jurisdiction
SAN DIEGO
Zoning & alternative use
COMMERCIAL · Rancho Santa Fe, CA
Zoning COMMERCIAL · permitted uses
COMMERCIAL · Rancho Santa Fe, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Rancho Santa Fe. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.0M
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
1951
Heating
NONE
Units
1
Lot
0.07 ac
Current owner
From public records · entity-resolved
Chorbajian Asset Management LLC
Entity
Mailing address
PO BOX 7284, RCHO SANTA FE, CA 92067-7284
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 20, 2025
$4,000,000
Chorbajian Asset Management LLC
Baker Rsf LLC
Grant Deed
$2,400,000 · Baker Rsf LLC
Jun 16, 2020
$3,220,000
Baker Rsf LLC
Daabco Industries INC
Grant Deed
—
Jun 8, 2020
—
Demetri Brizolis
Daabco Industries INC
Quit Claim Deed
related
—
Feb 28, 2014
—
John R Desha III
Desha,constance B
Quit Claim Deed
related
—
Feb 28, 2014
$2,300,000
Daabco Industries INC Dbp Of Trust
Desha Dev Corp
Grant Deed
$1,200,000 · Desha Dev Corp
Jul 20, 2007
—
John R Desha III
Johnston Luba S Trust
Quit Claim Deed
related
—
Nov 24, 1998
—
Luba S Etal Johnston
Johnston,luba S
Quit Claim Deed
related
—
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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