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Property profile & analytics
OFF-MARKET
Estimated value
$1,810,000
Retail space
1935 Main St Ramona, CA 92065-2523
Entity Owned
6-yr Hold
Free & Clear
Property ID
US09-9880195
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1995
Total area
6,240 SF
Lot
0.46 ac (19,916 SF)
Zoning code
COMMERCIAL
APN
282-141-55-00
UPID
US09-9880195
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
-
O'Reilly Auto Parts Auto Parts Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.01M
CAP Approach
CAP
$1.51M
Comparable Approach
Comparable
$2.17M
Blend (final)
Blend
$1.81M
Owner & transaction history
H Group Properties LLC · 6 yrs held
H Group Properties LLC
since 2020
Last sale
$1.8M
7 recorded transactions
Zoning & alternative use
COMMERCIAL · Ramona, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$3.0M
+88.6%
Auto repair, garage
$2.4M
+51.7%
Office building
$2.3M
+43.3%
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
$1,955,000
ML approach
$2,005,000
CAP Approach
CAP Return
Estimation
6%
$1,635,000
6.5%
$1,510,000
7%
$1,400,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,570,000
Current use
MEDICAL BUILDING
$2,960,000
Change: +89% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,380,000
Change: +52% · Conversion: Difficult
OFFICE BUILDING
$2,250,000
Change: +43% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$1,965,000
Change: +25% · Conversion: Difficult
Blend value · Realmo final
$1.81M
Range $1.63M – $1.99M · ±10% · vs last sale $1.80M (Jul 10 2020)
Last sale anchor
$1.80M
Jul 10 2020
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
$290 / 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
$23,075
Tax year 2024
Assessed value
$1,929,961
Assessed 2024
Previous assessed
$1,929,961
+0.0% YoY
Effective rate
1.20%
On assessed value
Assessed land
$911,371
Assessed improvement
$1,018,590
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1995
Heating
NONE
Units
1
Total area
6,240 SF
Lot
0.46 ac (19,916 SF)
Zoning code
COMMERCIAL
APN
282-141-55-00
UPID
US09-9880195
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
$1.6M
MEDICAL BUILDING
Est. value
$3.0M
AUTO REPAIR, GARAGE
Est. value
$2.4M
OFFICE BUILDING
Est. value
$2.3M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.0M
RETAIL STORES Current
MEDICAL BUILDING
AUTO REPAIR, GARAGE
OFFICE BUILDING
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
1995
Heating
NONE
Units
1
Lot
0.46 ac
Current owner
From public records · entity-resolved
H Group Properties LLC
Entity
Free & Clear · 6 yrs held
Mailing address
PO BOX 460280, ESCONDIDO, CA 92046-0280
Mailing matches property
Yes
Owner-occupied
Yes
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 10, 2020
—
H Group Properties LLC
Houge Family Trust
Quit Claim Deed
—
Mar 13, 2020
—
John P Singer
Hanh T T W Singer
Quit Claim Deed
related
—
Mar 13, 2020
$1,800,000
Gregory Troy Hogue
William R Stewart
Grant Deed
$900,000 · Wells Fargo Bank NA
Feb 1, 2011
—
Lewallen Robert & D Trust
Lewallen,robert B & Deborah S
Quit Claim Deed
related
—
Aug 29, 2006
—
Robert B Lewallen
Owner Name Unavailable
Grant Deed
related
—
Nov 23, 1993
—
Singer Trust
—
Grant Deed
related
$495,000 · South Coast Thrift & Loan
—
—
Singer Trust
—
Deed Of Trust
related
$517,500 · Valle De Oro 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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