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Property profile & analytics
OFF-MARKET
Estimated value
$5,040,000
Retail space
261 Hwy 101st 71 Solana Beach, CA 92075-1129
Individually Owned
4-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-8910848
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Lot
0.42 ac (18,293 SF)
Zoning code
COMMERCIAL
APN
263-331-31-00
UPID
US09-8910848
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
-
Showplace Interiors Interior Design Home Decor Store
-
Sakota Homeopathy Physician
-
Beachwalk Coastal Postal & Toys (Bike/Boat/Book/etc) Store Arcade & Gaming Center
-
Awake Acupuncture & Chiropractic Medical Clinic Alternative Medicine Practice
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$5.26M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$5.04M
Owner & transaction history
Kurtis William Kupiec · 4 yrs held
Kurtis William Kupiec
since 2021
Last sale
$4.8M
6 recorded transactions
Zoning & alternative use
COMMERCIAL · Solana Beach, CA
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 Solana Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Solana Beach 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
$5,305,000
ML approach
$5,255,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$5.04M
Range $4.54M – $5.54M · ±10% · vs last sale $4.80M (Nov 18 2021)
Last sale anchor
$4.80M
Nov 18 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
—
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
$7,465
Tax year 2024
Assessed value
$290,783
Assessed 2024
Previous assessed
$290,783
+0.0% YoY
Effective rate
2.57%
On assessed value
Assessed land
$132,253
Assessed improvement
$158,530
Applied tax rate
18.0000
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
Heating
NONE
Lot
0.42 ac (18,293 SF)
Zoning code
COMMERCIAL
APN
263-331-31-00
UPID
US09-8910848
Jurisdiction
SAN DIEGO
Zoning & alternative use
COMMERCIAL · Solana Beach, CAZoning COMMERCIAL · permitted uses
COMMERCIAL · Solana Beach, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
Chapter 1
Building & site characteristics
From public records
Heating
NONE
Lot
0.42 ac
Current owner
From public records · entity-resolved
Kurtis William Kupiec
Individual
Free & Clear · 4 yrs held
Mailing address
243 N HWY 101ST 8TH STE #8, SOLANA BEACH, CA 92075-1166
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 18, 2021
—
Kurtis William Kupiec
Kurtis William Kupiec
Intrafamily Transfer
related
—
Feb 14, 2020
—
Buttonwood 2012 Trust
—
Deed
related
$3,900,000 · C3bank NA
Dec 29, 2015
$4,800,000
Buttonwood 2012 Trust
Kupiec Willela M Trust
Trustees Deed
$4,500,000 · Kupiec Willela M S Trust (pt)
Nov 16, 2015
—
Willela M Kupiec
Kupiec William J Trust
Quit Claim Deed
related
—
Dec 20, 2012
—
Willela M Kupiec
Kupiec Willela M Trust
Quit Claim Deed
—
—
—
Buttonwood 2012 Trust
—
Deed Of Trust
related
$3,900,000 · C3bank NA
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.
Try Rey
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