Individually Owned Property summary
AI-generated overview
The subject property consists of approximately 29.12 acres of land in Julian, California, located along Tall Pine Road and K Q Ranch Road. The site is about 0.3 miles east of Highway 79, approximately 4.8 miles north of Lake Cuyamaca Recreation & Park, and roughly 19 miles north of Interstate 8. The property is zoned A-70 | Rural Lands (RL-40) and is suitable for agricultural, recreational, or rural retreat uses. Vehicular access is provided via Tall Pine Road and K Q Ranch Road, and the surrounding area includes open space and natural preserves.
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Total area
5,508 SF
Lot
0.12 ac (5,103 SF)
Zoning code
COMMERCIAL
APN
291-085-09-00
UPID
US09-9393320
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.33M
Comparable Approach
Comparable
$800k
Blend (final)
Blend
$1.16M
Owner & transaction history
since 2019
4 recorded transactions
Zoning & alternative use
COMMERCIAL · Julian, CA
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 36 comparables with addresses
Sensitivity value band
Source audit · 6 inputs
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Summary
1
Valuation conclusion
Included free
Estimated market value
$1.16M
Value range
$1.04M – $1.28M
±10% around blend
Estimated value / SF
$211 / SF
Confidence
High
36 county-verified comps
Property data
75
Market benchmarks
33
Comparable evidence
100
$1.04M
blend $1.16M
$1.28M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
5,508 SF
Lot area
0.12 ac
APN
291-085-09-00
Zoning
COMMERCIAL
Assessed value
$1,051,589
Annual tax
$14,867
3
Income approach: direct capitalization
Partial preview
Income approach indication
$1.33M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$1.44M
@ 6.5% CAP return
$1.33M
@ 7% CAP return
$1.24M
4
Sales comparison
Partial preview
Sales approach indication
$2.40M
Weighted, 20 comps · high confidence
Evidence
36 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
27.6 mi away · 5,260 SF
28.5 mi away · 5,282 SF
29.6 mi away · 6,983 SF
32.3 mi away · 5,364 SF
32.5 mi away · 5,236 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$1.16M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 2035 sales
$420
-50%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $211/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
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
Not available
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 · 36 sales
Market rates by use type
PDF export
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Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$1.05M
Move the market yield to see immediate price impact.
Value / SF
$191
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
5.00%7.00%9.00%
$66k
$1.33M
$946k
$736k
$74k
$1.47M
$1.05M
$818k
$81k
$1.62M
$1.16M
$900k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
36 found
High confidence · county-verified
Closest comparable
$3.70M
27.1 mi · Feb 2026 · $622/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$14,867
Tax year 2024
Assessed value
$1,051,589
Assessed 2024
Previous assessed
$1,051,589
+0.0% YoY
Effective rate
1.41%
On assessed value
Assessed land
$270,407
Assessed improvement
$781,182
Applied tax rate
81.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Heating
NONE
Units
1
Total area
5,508 SF
Lot
0.12 ac (5,103 SF)
Zoning code
COMMERCIAL
APN
291-085-09-00
UPID
US09-9393320
Jurisdiction
SAN DIEGO
Zoning & alternative use
COMMERCIAL · Julian, CAZoning COMMERCIAL · permitted uses
COMMERCIAL · Julian, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Heating
NONE
Units
1
Lot
0.12 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
COMMERCIAL
Jurisdiction
Julian, CA
Recorded code
COMMERCIAL
Ownership Intelligence
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Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
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