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Property profile & analytics
OFF-MARKET
Estimated value
$3,015,000
Retail space
2754 Alpine Blvd Alpine, CA 91901-2225
Entity Owned
15-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9887245
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1978
Total area
16,822 SF
Lot
2.2 ac (95,832 SF)
Zoning code
COMMERCIAL
APN
403-310-20-00
UPID
US09-9887245
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
-
Ranch Farmers Market Grocery & Convenience Store Food Market
-
Primo Water Refill Big Box & Wholesale Store
-
Alpine Launderland (Bike/Boat/Book/etc) Store
-
Myrna Mayer Alternative Medicine Practice Spa & Massage Center
-
Jack in the Box Restaurant Take-out & Catering
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$4.07M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.02M
Owner & transaction history
Alpine Village Square LLC · 15 yrs held
Alpine Village Square LLC
since 2010
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%
$4,405,000
6.5%
$4,065,000
7%
$3,775,000
Blend value · Realmo final
$3.02M
Range $2.71M – $3.32M · ±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
$179 / 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
$42,611
Tax year 2024
Assessed value
$2,353,528
Assessed 2024
Previous assessed
$2,353,528
+0.0% YoY
Effective rate
1.81%
On assessed value
Assessed land
$613,259
Assessed improvement
$1,740,269
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
1978
Heating
NONE
Units
1
Total area
16,822 SF
Lot
2.2 ac (95,832 SF)
Zoning code
COMMERCIAL
APN
403-310-20-00
UPID
US09-9887245
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
Building & site characteristics
From public records
Year built
1978
Heating
NONE
Units
1
Lot
2.2 ac
Current owner
From public records · entity-resolved
Alpine Village Square LLC
Entity
Mailing address
671 S MOLLISON AVE STE D, EL CAJON, CA 92020-6618
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2010
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 7, 2022
—
Alpine Village Square LLC
—
Deed
related
$970,000 · My Point Cu Sd
Jul 17, 2018
—
Alpine Village Square LLC
—
Deed
related
$3,000,000 · First National Bank Of Southern Ca
Dec 7, 2010
—
Alpine Village Square LLC
Garmo H & N Family Trust
Grant Deed
—
Jul 5, 2001
—
Hani Etal Garmo
Garmo,hani A & Idhal N
Quit Claim Deed
related
—
Jan 5, 1990
$950,000
Hani A Garmo
Alpine Village
Grant Deed
$876,600 · Bank Of Commerce
—
—
Garmo Hani & N Family Trust
—
Deed Of Trust
related
$1,280,000 · Discovery Bank
—
—
Garmo,tr
—
Deed Of Trust
related
$1,335,000 · Community National Bank
—
—
Hani A Garmo
—
Deed Of Trust
related
$771,262 · 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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