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Property profile & analytics
OFF-MARKET
Estimated value
$825,000
Retail space
205 Alvarado St, Fallbrook, CA 92028-2025
Entity Owned
2-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-9897323
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1966
Total area
3,324 SF
Lot
0.18 ac (7,923 SF)
Zoning code
COMMERCIAL
APN
103-262-22-00
UPID
US09-9897323
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
-
Roberta Clark Attorney at Law Law Firm
-
Law Office of Laura E. Holck Law Firm
-
Law Offices of Robert Jackson Law Firm
-
Boys & Girls Clubs of North County Administrative Office Charitable Organization Social Service Agency
-
Berrysbridge Heater Repairs Big Box & Wholesale Store (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$855k
CAP Approach
CAP
$805k
Comparable Approach
Comparable
$969k
Blend (final)
Blend
$825k
Owner & transaction history
Boys & Girls Club Of North County · 2 yrs held
Boys & Girls Club Of North County
since 2023
Last sale
$811,500
7 recorded transactions
Zoning & alternative use
COMMERCIAL · Fallbrook, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.3M
+66.6%
Office building
$1.2M
+57.4%
Warehouse, storage
$940,000
+23.7%
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 Fallbrook submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Fallbrook 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
$845,000
ML approach
$855,000
CAP Approach
CAP Return
Estimation
6%
$870,000
6.5%
$805,000
7%
$745,000
Alternative Use
Use
Estimation
RETAIL STORES
$760,000
Current use
AUTO REPAIR, GARAGE
$1,270,000
Change: +67% · Conversion: Difficult
OFFICE BUILDING
$1,200,000
Change: +57% · Conversion: Easy
WAREHOUSE, STORAGE
$940,000
Change: +24% · Conversion: Difficult
Blend value · Realmo final
$825k
Range $743k – $908k · ±10% · vs last sale $812k (Oct 17 2023)
Last sale anchor
$812k
Oct 17 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
$248 / 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
$8,700
Tax year 2024
Assessed value
$811,000
Assessed 2024
Previous assessed
$811,000
+0.0% YoY
Effective rate
1.07%
On assessed value
Assessed land
$250,000
Assessed improvement
$561,000
Applied tax rate
75.0000
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
1966
Heating
NONE
Units
1
Total area
3,324 SF
Lot
0.18 ac (7,923 SF)
Zoning code
COMMERCIAL
APN
103-262-22-00
UPID
US09-9897323
Jurisdiction
SAN DIEGO
Zoning & alternative use
COMMERCIAL · Fallbrook, CA
Zoning COMMERCIAL · permitted uses
COMMERCIAL · Fallbrook, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Fallbrook. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$760,000
AUTO REPAIR, GARAGE
Est. value
$1.3M
OFFICE BUILDING
Est. value
$1.2M
WAREHOUSE, STORAGE
Est. value
$940,000
RETAIL STORES Current
AUTO REPAIR, GARAGE
OFFICE BUILDING
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
1966
Heating
NONE
Units
1
Lot
0.18 ac
Current owner
From public records · entity-resolved
Boys & Girls Club Of North County
Entity
Free & Clear · 2 yrs held
Mailing address
445 E IVY ST, FALLBROOK, CA 92028-2122
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
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
Oct 17, 2023
$811,500
Boys & Girls Club Of North County
Ninja LP
Grant Deed
—
Nov 6, 2018
—
Ninja LP
Ninja LLC
Quit Claim Deed
—
Oct 19, 2018
—
Ninja LLC
Araiza,ashley S
Quit Claim Deed
—
Oct 18, 2018
—
Ashley S Araiza
Stein Douglas B Trust
Quit Claim Deed
related
—
Aug 11, 2017
$600,000
Stein,douglas B Trust
James Robert H Trust
Grant Deed
—
Feb 25, 2008
—
James Robert H Trust
New Fallbrook Law Center
Quit Claim Deed
related
—
Jul 17, 1989
—
Lopardo Stephen
S I Financial Co
Trustees Deed
related
—
Jul 17, 1989
$132,000
S I Financial Co
Nicholas George
Trustees Deed
related
—
—
—
Robert H James
—
Deed Of Trust
related
$34,093 · Nicholas George
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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