Entity Owned 
For Sale
1 / 13
$30,000
20705 South St, Tehachapi, CA 93561
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Property summary
AI-generated overview
The property is a salon and wellness studio suite configured as four private treatment rooms, accessed through a reception-style entry area with a sitting space. The interior plan includes a back kitchen area for staff use and a full bathroom servicing both clients and staff. It is located in the Old Town Tehachapi area among established businesses, in a setting associated with small-town retail and service activity. The suite includes business and leasehold improvements and is configured for service delivery operations with minimal onsite change required.
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
2008
Construction
WOOD
Total area
6,384 SF
Lot
0.68 ac (29,620 SF)
Zoning code
M-1
APN
416-391-02-00-8
UPID
US09-2049158
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Association / Organization
-
Medical Clinic Skin Care Clinic
-
Alternative Medicine Practice
-
Barber Shop
-
Spa & Massage Center Skin Care Clinic
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.37M
CAP Approach
CAP
$1.21M
Comparable Approach
Comparable
$1.76M
Blend (final)
Blend
$1.39M
Owner & transaction history
since 2023
Last sale
$1.0M
6 recorded transactions
Zoning & alternative use
M-1 · Tehachapi, CA
Zoning description
The M-1 zone is applied to areas of Tehachapi that are appropriate assembly-type manufacturing and other similar industrial uses that do not produce undesirable byproducts such as fumes, odor, dust or smoke
General category
INDUSTRIAL
Top alternative use upside
Restaurant
$2.0M
+60.1%
Medical building
$1.3M
+8.8%
Apartment house (5+ units)
$1.3M
+2.7%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
All 6 comparables with addresses
4 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$1.39M
Value range
$1.25M – $1.52M
±10% around blend
Estimated value / SF
$217 / SF
Confidence
High
6 county-verified comps
Property data
100
Market benchmarks
33
Comparable evidence
60
Income certainty
100
$1.25M
blend $1.39M
$1.52M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
6,384 SF
Lot area
0.68 ac
Year built
2008
Stories
1
APN
416-391-02-00-8
Zoning
M-1
Assessed value
$1,038,180
Annual tax
$11,875
3
Income approach: direct capitalization
Partial preview
Income approach indication
$1.21M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$1.31M
@ 6.5% CAP return
$1.21M
@ 7% CAP return
$1.12M
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Property tax
$11,875
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$1.07M
Weighted, 6 comps · high confidence
Evidence
6 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
34.8 mi away · 5,413 SF
36.0 mi away · 4,923 SF
39.6 mi away · 5,400 SF
39.6 mi away · 5,400 SF
58.1 mi away · 5,986 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$1.39M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 329 sales
$194
+12%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $217/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Restaurant
Gross theoretical uplift
+60%
vs current-use indication
Medical Building
Apartment House (5+ Units)
Office Building · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Market benchmark
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 6 sales
NOI build-up · 9 steps
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
from $99/month
Overview
Selected market yield
5.70%
Selected cap rate for this office buildings
Derived from the Tehachapi market rent, vacancy and expense benchmarks for this use type.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 5.70%
9.0%
NOI (est.)
$63k *
Last sale · Mar 2023
$1.02M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$1.11M
Move the market yield to see immediate price impact.
Value / SF
$173
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.20%5.70%6.20%
$57k
$1.09M
$996k
$916k
$63k
$1.21M
$1.11M
$1.02M
$69k
$1.33M
$1.22M
$1.12M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
6 found
High confidence · county-verified
Closest comparable
$725k
34.0 mi · Jan 2026 · $92/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$11,875
Tax year 2023
Assessed value
$1,038,180
Assessed 2023
Previous assessed
$1,038,180
+0.0% YoY
Effective rate
1.14%
On assessed value
Assessed land
$174,231
Assessed improvement
$863,949
Applied tax rate
125.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Status
For Sale
Year built
2008
Construction
WOOD
Heating
YES
Cooling
OTHER
Stories
1
Total area
6,384 SF
Lot
0.68 ac (29,620 SF)
Zoning code
M-1
APN
416-391-02-00-8
UPID
US09-2049158
Jurisdiction
KERN
Zoning & alternative use
M-1 · Tehachapi, CAZoning M-1 · permitted uses
M-1 · Tehachapi, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
The M-1 zone is applied to areas of Tehachapi that are appropriate assembly-type manufacturing and other similar industrial uses that do not produce undesirable byproducts such as fumes, odor, dust or smoke
General category
INDUSTRIAL
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
2008
Construction
WOOD
Heating
YES
Cooling
Yes
Stories
1
Lot
0.68 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
M-1
INDUSTRIAL
Jurisdiction
Tehachapi, CA
Recorded code
M-1
Official district
M-1
Official district profile
What the municipal code says about M-1
Zoning description
The M-1 zone is applied to areas of Tehachapi that are appropriate assembly-type manufacturing and other similar industrial uses that do not produce undesirable byproducts such as fumes, odor, dust or smoke
General category
INDUSTRIAL
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for M-1 in Tehachapi, CA.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
Cited sourceThe exact document the profile quotes
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 30 · 300 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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