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Property profile & analytics
OFF-MARKET
Estimated value
$500,000
Retail space
235 Main Ave 37, Fallbrook, CA 92028-2059
Individually Owned
2-yr Hold
~
Est. High Equity
Property ID
US09-9897291
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2000
Total area
2,722 SF
Lot
0.11 ac (4,887 SF)
Zoning code
COMMERCIAL
APN
103-264-01-00
UPID
US09-9897291
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$510k
CAP Approach
CAP
$660k
Comparable Approach
Comparable
$609k
Blend (final)
Blend
$500k
Owner & transaction history
Roy Moosa · 2 yrs held
Roy Moosa
since 2023
Last sale
$500,000
4 recorded transactions
Zoning & alternative use
COMMERCIAL · Fallbrook, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$770,000
+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
$495,000
ML approach
$510,000
CAP Approach
CAP Return
Estimation
6%
$715,000
6.5%
$660,000
7%
$610,000
Alternative Use
Use
Estimation
RETAIL STORES
$625,000
Current use
WAREHOUSE, STORAGE
$770,000
Change: +24% · Conversion: Difficult
Blend value · Realmo final
$500k
Range $450k – $550k · ±10% · vs last sale $500k (Nov 1 2022)
Last sale anchor
$500k
Nov 1 2022
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
$184 / 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
$5,483
Tax year 2024
Assessed value
$510,000
Assessed 2024
Previous assessed
$510,000
+0.0% YoY
Effective rate
1.08%
On assessed value
Assessed land
$153,000
Assessed improvement
$357,000
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
2000
Heating
NONE
Total area
2,722 SF
Lot
0.11 ac (4,887 SF)
Zoning code
COMMERCIAL
APN
103-264-01-00
UPID
US09-9897291
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
$625,000
WAREHOUSE, STORAGE
Est. value
$770,000
RETAIL STORES Current
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
2000
Heating
NONE
Lot
0.11 ac
Current owner
From public records · entity-resolved
Roy Moosa
Individual
Mailing address
PO BOX 2332, FALLBROOK, CA 92088-2332
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 26, 2023
—
Roy Moosa
Henry Hornsveld
Re-recorded Document
related
—
Nov 1, 2022
$500,000
Roy Moosa
Henry Hornsveld
Grant Deed
—
Apr 14, 1999
$200,000
Henry Hornsveid
Mitterling Trust
Grant Deed
$180,000 · Seller
—
—
Hornsveld Family Trust
—
Deed Of Trust
related
$141,000 · Lone Oak Fund LLC
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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