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Property profile & analytics
OFF-MARKET
Estimated value
$1,050,000
Retail space
2733 Alpine Blvd 35 Alpine, CA 91901-2252
Individually Owned
4-yr Hold
~
Est. High Equity
Property ID
US09-9887215
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2000
Total area
3,744 SF
Lot
0.6 ac (26,136 SF)
Zoning code
INDUSTRIAL (M ZONE)
APN
403-331-17-00
UPID
US09-9887215
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
-
Karen Hanten, MD Pediatrician Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.05M
CAP Approach
CAP
$905k
Comparable Approach
Comparable
$680k
Blend (final)
Blend
$1.05M
Owner & transaction history
Garett W Hostetler · 4 yrs held
Garett W Hostetler
since 2022
Last sale
$1.1M
7 recorded transactions
Zoning & alternative use
INDUSTRIAL (M ZONE) · Alpine, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Alpine submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Alpine 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
$1,045,000
ML approach
$1,050,000
CAP Approach
CAP Return
Estimation
6%
$980,000
6.5%
$905,000
7%
$840,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,570,000
Current use
AUTO REPAIR, GARAGE
$1,430,000
Change: -9% · Conversion: Difficult
OFFICE BUILDING
$1,350,000
Change: -14% · Conversion: Easy
Blend value · Realmo final
$1.05M
Range $945k – $1.16M · ±10% · vs last sale $1.05M (Apr 25 2022)
Last sale anchor
$1.05M
Apr 25 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
$280 / 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
$14,214
Tax year 2024
Assessed value
$1,092,420
Assessed 2024
Previous assessed
$1,092,420
+0.0% YoY
Effective rate
1.30%
On assessed value
Assessed land
$572,220
Assessed improvement
$520,200
Applied tax rate
51.0000
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
Units
2
Bathrooms
2
Total area
3,744 SF
Lot
0.6 ac (26,136 SF)
Zoning code
INDUSTRIAL (M ZONE)
APN
403-331-17-00
UPID
US09-9887215
Jurisdiction
SAN DIEGO
Zoning & alternative use
INDUSTRIAL (M ZONE) · Alpine, CAZoning INDUSTRIAL (M ZONE) · permitted uses
INDUSTRIAL (M ZONE) · Alpine, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$1.6M
AUTO REPAIR, GARAGE
Est. value
$1.4M
OFFICE BUILDING
Est. value
$1.4M
RETAIL STORES Current
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
2000
Heating
NONE
Units
2
Bathrooms
2
Lot
0.6 ac
Current owner
From public records · entity-resolved
Garett W Hostetler
Individual
Mailing address
PO BOX 1168, LAKESIDE, CA 92040-0906
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 6, 2025
—
2020 Hostetler Revocable Trust
—
Deed
related
$752,500 · Endeavor Bank
Apr 25, 2022
$1,050,000
Garett W Hostetler
Mark D Hanten
Grant Deed
$892,500 · Mufg Union Bank NA
Mar 15, 2016
—
Hanten Family Trust
Hanten,mark D & Karen
Quit Claim Deed
related
—
Feb 13, 2009
$475,000
Mark Hanten
Nicklaw,gary J & Charlotte L
Grant Deed
$356,250 · City First Mortgage Svcs LLC
—
—
Gary J Nicklaw
—
Deed Of Trust
related
$189,000 · New Century Mortgage
—
—
Gary J Nicklaw
—
Deed Of Trust
related
$562,500 · Mortgageit INC
—
—
Mark Hanten
—
Deed Of Trust
related
$328,300 · Wesbro Investment Co
—
—
Gary J Nicklaw
—
Deed Of Trust
related
$240,000 · Homecomings Financial Network
—
—
Gary J Nicklaw
—
Deed Of Trust
related
$73,000 · Bank Of America
—
—
Gary J Nicklaw
—
Deed Of Trust
related
$484,000 · Greenpoint Mortgage Funding
—
—
Gary J Nicklaw
—
Deed Of Trust
related
$275,000 · Abn Amro Mortgage Group INC
—
—
Gary J Nicklaw
—
Deed Of Trust
related
$121,000 · National City Bank
—
—
Gary J Nicklaw
—
Deed Of Trust
related
$100,000 · Mortgageit INC
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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