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Property profile & analytics
OFF-MARKET
Estimated value
$1,325,000
Turn key restaurants
1933 San Elijo Ave Cardiff, CA 92007-2322
Individually Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9219303
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1953
Total area
1,586 SF
Lot
0.3 ac (12,893 SF)
Zoning code
RESTRICTED COMMERCIAL
APN
260-351-32-00
UPID
US09-9219303
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
-
Ciccoitti's Restaurant
-
Fat Cat Creamery Grocery & Convenience Store Specialty Food Shop
-
HMPhotoshoots Photography Service (Bike/Boat/Book/etc) Store
-
Lovelee Photography Photography Service (Bike/Boat/Book/etc) Store
-
Hudson Yards Loft Film & Photo Studio (Bike/Boat/Book/etc) Store Photography Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.02M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.84M
Blend (final)
Blend
$1.33M
Owner & transaction history
Gaetano Cicciotti · 4 yrs held
Gaetano Cicciotti
since 2021
Last sale
$1.4M
7 recorded transactions
Zoning & alternative use
RESTRICTED COMMERCIAL · Cardiff, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$1.4M
+37.4%
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 Cardiff submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Cardiff 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
$960,000
ML approach
$1,020,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$1,040,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,430,000
Change: +37% · Conversion: Difficult
Blend value · Realmo final
$1.33M
Range $1.19M – $1.46M · ±10% · vs last sale $1.40M (Sep 27 2021)
Last sale anchor
$1.40M
Sep 27 2021
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
$835 / 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
$26,708
Tax year 2024
Assessed value
$1,913,048
Assessed 2024
Previous assessed
$1,913,048
+0.0% YoY
Effective rate
1.40%
On assessed value
Assessed land
$1,366,463
Assessed improvement
$546,585
Applied tax rate
19.0000
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
1953
Heating
NONE
Units
1
Total area
1,586 SF
Lot
0.3 ac (12,893 SF)
Zoning code
RESTRICTED COMMERCIAL
APN
260-351-32-00
UPID
US09-9219303
Jurisdiction
SAN DIEGO
Zoning & alternative use
RESTRICTED COMMERCIAL · Cardiff, CAZoning RESTRICTED COMMERCIAL · permitted uses
RESTRICTED COMMERCIAL · Cardiff, 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
RESTAURANT Current
Est. value
$1.0M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.4M
RESTAURANT Current
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
1953
Heating
NONE
Units
1
Lot
0.3 ac
Current owner
From public records · entity-resolved
Gaetano Cicciotti
Individual
Mailing address
6829 TANZANITE DR, CARLSBAD, CA 92009-1718
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
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
Sep 27, 2021
—
Gaetano Cicciotti
Gaetano Cicciotti
Intrafamily Transfer
related
—
Jan 13, 2017
—
Ritalben INC
—
Deed
related
$245,000 · Pacific Premier Bk
Feb 25, 2005
—
Gaetano Cicciotti
Cicciotti,monica
Quit Claim Deed
related
—
Feb 25, 2005
$1,400,000
Gaetano Cicciotti
Fullwood T S 2002 Trust
Grant Deed
$1,050,000 · Seacoast Commerce Bank
—
—
Gaetano Cicciotti
—
Deed Of Trust
related
$1,523,000 · Comerica Bank
—
—
Gaetano Cicciotti
—
Deed Of Trust
related
$100,000 · Bassam Mustafa
—
—
Gaetano Cicciotti
—
Deed Of Trust
related
$151,000 · M Drew I LP
—
—
Ritalben INC
—
Loan Modification
related
$245,000 · Pacific Premier Bk
—
—
Gaetano Cicciotti
—
Deed Of Trust
related
$50,000 · Southwest Community Bank
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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