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Property profile & analytics
OFF-MARKET
Estimated value
$1,255,000
Retail space
2116 Main St Julian, CA 92036
Individually Owned
5-yr Hold
Free & Clear
Property ID
US09-6955534
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1984
Total area
3,662 SF
Lot
0.11 ac (4,949 SF)
Zoning code
COMMERCIAL
APN
291-085-06-00
UPID
US09-6955534
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
-
Isalis (Bike/Boat/Book/etc) Store
-
Party City Party Supply Store (Bike/Boat/Book/etc) Store
-
Skunk Funk Big Box & Wholesale Store
-
Carl's Trading Co Hat Shop
-
Bushka's Kitchen LLC (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.27M
CAP Approach
CAP
$885k
Comparable Approach
Comparable
$769k
Blend (final)
Blend
$1.26M
Owner & transaction history
Gerald Gossman · 5 yrs held
Gerald Gossman
since 2021
Last sale
$1.2M
7 recorded transactions
Zoning & alternative use
COMMERCIAL · Julian, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$1.7M
+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 Julian submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Julian 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
$1,335,000
ML approach
$1,265,000
CAP Approach
CAP Return
Estimation
6%
$960,000
6.5%
$885,000
7%
$820,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,535,000
Current use
MEDICAL BUILDING
$1,740,000
Change: +13% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,400,000
Change: -9% · Conversion: Difficult
OFFICE BUILDING
$1,320,000
Change: -14% · Conversion: Easy
Blend value · Realmo final
$1.26M
Range $1.13M – $1.38M · ±10% · vs last sale $1.21M (Apr 9 2021)
Last sale anchor
$1.21M
Apr 9 2021
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
$343 / 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
$20,473
Tax year 2024
Assessed value
$1,280,876
Assessed 2024
Previous assessed
$1,280,876
+0.0% YoY
Effective rate
1.60%
On assessed value
Assessed land
$318,362
Assessed improvement
$962,514
Applied tax rate
81.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
1984
Heating
NONE
Units
1
Total area
3,662 SF
Lot
0.11 ac (4,949 SF)
Zoning code
COMMERCIAL
APN
291-085-06-00
UPID
US09-6955534
Jurisdiction
SAN DIEGO
Zoning & alternative use
COMMERCIAL · Julian, CA
Zoning COMMERCIAL · permitted uses
COMMERCIAL · Julian, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Julian. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$1.5M
MEDICAL BUILDING
Est. value
$1.7M
AUTO REPAIR, GARAGE
Est. value
$1.4M
OFFICE BUILDING
Est. value
$1.3M
RETAIL STORES Current
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
1984
Heating
NONE
Units
1
Lot
0.11 ac
Current owner
From public records · entity-resolved
Gerald Gossman
Individual
Free & Clear · 5 yrs held
Mailing address
PO BOX 2072, JULIAN, CA 92036-2072
Ownership since
2021
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
Apr 9, 2021
$1,207,000
Gerald Gossman
Pamela Cole Rice
Grant Deed
—
Mar 29, 2018
—
Cole,william E Living Trust
Cole,bonnie
Quit Claim Deed
related
—
Mar 29, 2018
$380,000
Cole,william E Living Trust
Mckinney Real Estate LP
Grant Deed
—
Nov 9, 2017
—
Mckinney Real Estate LP
Mckinney D G & V Trust
Quit Claim Deed
related
—
Apr 7, 2017
—
Mckinney,daniel G & Violet Trust
Mckinney Daniel G & V Trust
Quit Claim Deed
related
—
Apr 5, 2017
—
Wells Fargo Bk NA Tr
Mckinney,daniel G
Affidavit Of Death
related
—
Sep 5, 2014
—
Cole,william E Living Trust
Cole,william E
Quit Claim Deed
related
—
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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