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Property profile & analytics
OFF-MARKET
Estimated value
$790,000
Retail space
201 Palm Ave Imperial Beach, CA 91932-1018
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7529991
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1987
Total area
1,440 SF
Lot
0.12 ac (5,327 SF)
Zoning code
COMMERCIAL
APN
625-201-25-00
UPID
US09-7529991
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
-
Body Effects Imperial Beach Family Fitness Center Gym & Fitness Center
-
Robert Stewart Alternative Medicine Practice Acupuncture
-
Sage Traditions Acupuncture Medical Clinic Alternative Medicine Practice
-
Touch to Heal Massage Therapy by Caeden Health Alternative Medicine Practice Spa & Massage Center
-
Healing Wave Holistic Health Physician Alternative Medicine Practice
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$810k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$978k
Blend (final)
Blend
$790k
Owner & transaction history
Healing Wave LLC · 1 yrs held
Healing Wave LLC
since 2025
Last sale
$775,000
7 recorded transactions
Zoning & alternative use
COMMERCIAL · Imperial Beach, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$1.3M
+114.6%
Medical building
$685,000
+13.1%
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 Imperial Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Imperial Beach 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
$805,000
ML approach
$810,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$605,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,295,000
Change: +115% · Conversion: Moderate
MEDICAL BUILDING
$685,000
Change: +13% · Conversion: Difficult
AUTO REPAIR, GARAGE
$550,000
Change: -9% · Conversion: Difficult
OFFICE BUILDING
$520,000
Change: -14% · Conversion: Easy
Blend value · Realmo final
$790k
Range $711k – $869k · ±10% · vs last sale $775k (Oct 25 2023)
Last sale anchor
$775k
Oct 25 2023
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
$549 / 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
$11,191
Tax year 2024
Assessed value
$913,160
Assessed 2024
Previous assessed
$913,160
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$589,138
Assessed improvement
$324,022
Applied tax rate
14.0000
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
1987
Heating
NONE
Units
1
Total area
1,440 SF
Lot
0.12 ac (5,327 SF)
Zoning code
COMMERCIAL
APN
625-201-25-00
UPID
US09-7529991
Jurisdiction
SAN DIEGO
Zoning & alternative use
COMMERCIAL · Imperial Beach, CAZoning COMMERCIAL · permitted uses
COMMERCIAL · Imperial Beach, 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
$605,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.3M
MEDICAL BUILDING
Est. value
$685,000
AUTO REPAIR, GARAGE
Est. value
$550,000
OFFICE BUILDING
Est. value
$520,000
RETAIL STORES Current
NEIGHBORHOOD: SHOPPING CENTER
MEDICAL BUILDING
AUTO REPAIR, GARAGE
OFFICE BUILDING
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
1987
Heating
NONE
Units
1
Lot
0.12 ac
Current owner
From public records · entity-resolved
Healing Wave LLC
Entity
Mailing address
326 ELDER AVE, IMPERIAL BEACH, CA 91932-1930
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 2, 2025
—
Healing Wave LLC
Ruth A Cole
Quitclaim Deed
related
—
Oct 25, 2023
—
Ruth A Cole
Ruth Ann Cole
Intrafamily Transfer
related
—
Nov 14, 2014
$775,000
Ruth A Cole
Kipperman Family Trust
Grant Deed
—
Nov 14, 2014
—
Ruth A Cole
Cahoon,thomas R
Quit Claim Deed
related
—
Sep 15, 2006
—
Kipperman Family Trust
Kipperman,robert & Carina
Quit Claim Deed
related
—
Aug 17, 2004
$755,000
Robert Kipperman
Boyajian,john
Grant Deed
—
Feb 22, 2001
$352,000
John Boyajian
Geoma Eneterprises INC
Grant Deed
$227,500 · Cnl Commercial Finance INC
Dec 14, 1998
$260,000
Geoma Enterprises INC
Southland Corp
Grant Deed
—
—
—
John Boyajian
—
Deed Of Trust
related
$75,000 · California Bank & Trust
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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