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Property profile & analytics
OFF-MARKET
Estimated value
$1,420,000
Retail space
2741 Alpine Blvd 45 Alpine, CA 91901-2390
Individually Owned
8-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-9887250
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1950
Total area
6,227 SF
Lot
0.91 ac (39,639 SF)
Zoning code
COMMERCIAL
APN
403-331-18-00
UPID
US09-9887250
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
-
Rebalanced Skincare Spa & Massage Center Skin Care Clinic
-
Oscar & Company Salon Hair Salon Nail Salon
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.51M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.42M
Owner & transaction history
Erin M Schaefer · 8 yrs held
Erin M Schaefer
since 2017
7 recorded transactions
Zoning & alternative use
COMMERCIAL · 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$1,630,000
6.5%
$1,505,000
7%
$1,395,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,245,000
Change: -14% · Conversion: Easy
Blend value · Realmo final
$1.42M
Range $1.28M – $1.56M · ±10%
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
$228 / 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
$16,488
Tax year 2024
Assessed value
$1,199,179
Assessed 2024
Previous assessed
$1,199,179
+0.0% YoY
Effective rate
1.37%
On assessed value
Assessed land
$669,310
Assessed improvement
$529,869
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
1950
Heating
NONE
Units
1
Total area
6,227 SF
Lot
0.91 ac (39,639 SF)
Zoning code
COMMERCIAL
APN
403-331-18-00
UPID
US09-9887250
Jurisdiction
SAN DIEGO
Zoning & alternative use
COMMERCIAL · Alpine, CAZoning COMMERCIAL · permitted uses
COMMERCIAL · 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
OFFICE BUILDING
Est. value
$2.2M
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
1950
Heating
NONE
Units
1
Lot
0.91 ac
Current owner
From public records · entity-resolved
Erin M Schaefer
Individual
Free & Clear · 8 yrs held
Mailing address
2156 CORTE DORADO ESPUELA, ALPINE, CA 91901-3191
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 18, 2017
—
Erin M Schaefer
Corder Family Trust
Quit Claim Deed
—
Nov 30, 2012
$850,000
Corder Family Emeryville Props
Tysma Family Trust
Grant Deed
—
Jun 1, 2004
—
Tysma,tr
Tysma,henk
Quit Claim Deed
related
—
Dec 21, 1998
—
Henk Tysma
Tysma,keidi L
Quit Claim Deed
related
—
Dec 21, 1998
$197,500
Tysma,henk
Petrowski,john A & Barabara B
Trustees Deed
$129,500 · Valle De Oro Bank
Apr 19, 1996
—
John Adam Etal Petrowski
Petrowski,john Adam
Quit Claim Deed
related
—
—
—
Hek Tysma
—
Deed Of Trust
related
$30,000 · Community First National Bank
—
—
Henk Tysma
—
Deed Of Trust
related
$151,918 · Valle De Oro Bank
—
—
Henk Tysma
—
Deed Of Trust
related
$75,000 · Cuyamaca Bank
—
—
Henk Tysma
—
Deed Of Trust
related
$25,000 · Valle De Oro Bank
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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