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Property profile & analytics
FOR LEASE
Grocery and convenience stores
28535 Cole Grade Rd Valley Center, CA 92082
Trust Owned
Absentee Owner
Free & Clear
Property ID
US09-9900442
For Lease
1 / 2
Contact for pricing
28535 Cole Grade Rd, Valley Center, CA 92082
View Listing →
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
2020
Total area
11,845 SF
Lot
1.16 ac (50,529 SF)
Zoning code
COMMERCIAL
APN
188-250-19-00
UPID
US09-9900442
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
-
LibertyX Bitcoin ATM Atm
-
ARCO Gas Station
-
Western Union Bank Credit Union
-
ATM Atm
-
Rite Aid #06750 Medical Laboratory
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$8.44M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$8.05M
Blend (final)
Blend
$6.95M
Owner & transaction history
Jonathan Del Secco Gst Exempt Trust
Jonathan Del Secco Gst Exempt Trust
since 2026
Last sale
$6.7M
7 recorded transactions
Zoning & alternative use
COMMERCIAL · Valley Center, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$10.7M
+114.6%
Restaurant
$7.8M
+56.2%
Medical building
$5.6M
+13.1%
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 Valley Center submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Valley Center 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
$8,425,000
ML approach
$8,435,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$4,970,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$10,670,000
Change: +115% · Conversion: Moderate
RESTAURANT
$7,765,000
Change: +56% · Conversion: Easy
MEDICAL BUILDING
$5,620,000
Change: +13% · Conversion: Difficult
AUTO REPAIR, GARAGE
$4,520,000
Change: -9% · Conversion: Difficult
OFFICE BUILDING
$4,270,000
Change: -14% · Conversion: Easy
Blend value · Realmo final
$6.95M
Range $6.26M – $7.65M · ±10% · vs last sale $6.70M (Sep 3 2020)
Last sale anchor
$6.70M
Sep 3 2020
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
$587 / 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
$97,768
Tax year 2024
Assessed value
$7,110,092
Assessed 2024
Previous assessed
$7,110,092
+0.0% YoY
Effective rate
1.38%
On assessed value
Assessed land
$1,697,932
Assessed improvement
$5,412,160
Applied tax rate
94.0000
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
For Lease
Year built
2020
Heating
NONE
Units
1
Total area
11,845 SF
Lot
1.16 ac (50,529 SF)
Zoning code
COMMERCIAL
APN
188-250-19-00
UPID
US09-9900442
Jurisdiction
SAN DIEGO
Zoning & alternative use
COMMERCIAL · Valley Center, CAZoning COMMERCIAL · permitted uses
COMMERCIAL · Valley Center, 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
$5.0M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$10.7M
RESTAURANT
Est. value
$7.8M
MEDICAL BUILDING
Est. value
$5.6M
AUTO REPAIR, GARAGE
Est. value
$4.5M
OFFICE BUILDING
Est. value
$4.3M
RETAIL STORES Current
NEIGHBORHOOD: SHOPPING CENTER
RESTAURANT
MEDICAL BUILDING
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
2020
Heating
NONE
Units
1
Lot
1.16 ac
Current owner
From public records · entity-resolved
Jonathan Del Secco Gst Exempt Trust
Trust
Free & Clear · 0 yrs held
Mailing address
1220 CALIFORNIA AVE APT #1, SANTA MONICA, CA 90403-4276
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 24, 2026
—
Jonathan Del Secco Gst Exempt Trust
Del Secco Revocable Trust
Deed
related
—
Sep 3, 2020
$6,700,000
Del,secco 1987 Trust
5th Street Dev Vly Ctr LLC
Grant Deed
—
Feb 8, 2019
—
5th Street Dev Vly Ctr LLC
Peto Family Trust
Quit Claim Deed
related
$3,300,000 · Farmers & Merchants Bk/lng Bch
Sep 18, 2018
$1,500,000
Peto Family Trust
Stephens R & L L Trust
Grant Deed
—
Sep 13, 2006
—
Stephens Richard & L L Trust
Stephens,richard J & Lora L
Quit Claim Deed
related
—
Apr 20, 2000
$550,000
Richard J Stephens
Armstrong Farms INC
Grant Deed
—
Oct 29, 1991
$331,000
Armstrong Farms
Home Fed S&l
Grant Deed
—
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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