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Property profile & analytics
OFF-MARKET
Estimated value
$14,655,000
Grocery and convenience stores
198 Main St El Cajon, CA 92020-3399
Entity Owned
15-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9021441
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
1994
Total area
77,949 SF
Lot
5.6 ac (243,936 SF)
Zoning code
COMMERCIAL
APN
487-192-47-00
UPID
US09-9021441
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
-
Daydreamy Hair & Charming Curiosities Hair Salon
-
Tried + True Physio Physician
-
Main Street Plaza Shopping Center Shopping Center & Mall
-
Ja'Nor Blu Artistry Cosmetic Store
-
Mason salon Hair Salon
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$14.48M
Comparable Approach
Comparable
$12.76M
Blend (final)
Blend
$14.66M
Owner & transaction history
Rs Partners L P · 15 yrs held
Rs Partners L P
since 2010
7 recorded transactions
Zoning & alternative use
COMMERCIAL · 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$15,680,000
6.5%
$14,475,000
7%
$13,440,000
Alternative Use
Use
Estimation
RETAIL STORES
$22,330,000
Current use
APARTMENT HOUSE (5+ UNITS)
$22,000,000
Change: -1% · Conversion: Difficult
WAREHOUSE, STORAGE
$21,530,000
Change: -4% · Conversion: Difficult
Blend value · Realmo final
$14.66M
Range $13.19M – $16.12M · ±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
$188 / 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
$328,483
Tax year 2024
Assessed value
$21,234,898
Assessed 2024
Previous assessed
$21,234,898
+0.0% YoY
Effective rate
1.55%
On assessed value
Assessed land
$10,240,633
Assessed improvement
$10,994,265
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
1994
Heating
NONE
Units
1
Total area
77,949 SF
Lot
5.6 ac (243,936 SF)
Zoning code
COMMERCIAL
APN
487-192-47-00
UPID
US09-9021441
Jurisdiction
SAN DIEGO
Zoning & alternative use
COMMERCIAL · El Cajon, CAZoning COMMERCIAL · permitted uses
COMMERCIAL · El Cajon, 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
RETAIL STORES Current
Est. value
$22.3M
APARTMENT HOUSE (5+ UNITS)
Est. value
$22.0M
WAREHOUSE, STORAGE
Est. value
$21.5M
RETAIL STORES Current
APARTMENT HOUSE (5+ UNITS)
WAREHOUSE, STORAGE
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
1994
Heating
NONE
Units
1
Lot
5.6 ac
Current owner
From public records · entity-resolved
Rs Partners L P
Entity
Mailing address
170 LEAFY PASS, IRVINE, CA 92602-1845
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2010
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
Nov 6, 2020
—
Rs Partners LP
—
Deed
related
$11,000,000 · Wells Fargo Bank NA
Nov 23, 2010
$17,875,000
Rs Partners L P
Westcore Magnolia Avenue Investors
Grant Deed
$11,645,000 · Ubs Real Estate Securities INC
Feb 25, 2009
$5,240,000
Westcore Magnolia Avenue Invtr
Main Street Acquisition Ptrs
Grant Deed
—
Feb 25, 2008
$6,225,000
Main Street Acquisition Ptrs
Asp Realty INC
Grant Deed
$5,772,000 · Cerberus Capital LLC
Jul 21, 2006
—
Asp Realty INC
American Stores Properties LLC
Grant Deed
—
Jun 22, 2006
—
Asp Realty INC
American Stores Properties LLC
Grant Deed
—
Feb 20, 1996
$15,000,000
American Stores Properties INC
Smiths Food & Drug Centers INC
Grant Deed
—
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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