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Property profile & analytics
OFF-MARKET
Estimated value
$1,200,000
Retail space
28714 Vly Ctr Rd Valley Center, CA 92082-6554
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6999540
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1982
Total area
3,589 SF
Lot
0.66 ac (28,749 SF)
Zoning code
COMMERCIAL
APN
185-141-04-00
UPID
US09-6999540
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
-
Valley Center Pediatrics Pediatrician Medical Clinic
-
Dr. Leo C. Craychee, MD Pediatrician Medical Clinic
-
John Maher, DC, DACBN, BCIM Alternative Medicine Practice
-
DiGiovanni Lash Studio Hair Salon Nail Salon
-
Path to Wellness Health and Nutrition Center Alternative Medicine Practice Spa & Massage Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.20M
CAP Approach
CAP
$865k
Comparable Approach
Comparable
$1.15M
Blend (final)
Blend
$1.20M
Owner & transaction history
28714 Valley Center Road LLC · 1 yrs held
28714 Valley Center Road LLC
since 2024
Last sale
$1.2M
7 recorded transactions
Zoning & alternative use
COMMERCIAL · Valley Center, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$1.7M
+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
$1,200,000
ML approach
$1,200,000
CAP Approach
CAP Return
Estimation
6%
$940,000
6.5%
$865,000
7%
$805,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,505,000
Current use
MEDICAL BUILDING
$1,705,000
Change: +13% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,370,000
Change: -9% · Conversion: Difficult
OFFICE BUILDING
$1,295,000
Change: -14% · Conversion: Easy
Blend value · Realmo final
$1.20M
Range $1.08M – $1.32M · ±10% · vs last sale $1.20M (Dec 31 2024)
Last sale anchor
$1.20M
Dec 31 2024
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
$334 / 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
$9,937
Tax year 2024
Assessed value
$812,402
Assessed 2024
Previous assessed
$812,402
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$450,304
Assessed improvement
$362,098
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1982
Heating
NONE
Units
1
Total area
3,589 SF
Lot
0.66 ac (28,749 SF)
Zoning code
COMMERCIAL
APN
185-141-04-00
UPID
US09-6999540
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
$1.5M
MEDICAL BUILDING
Est. value
$1.7M
AUTO REPAIR, GARAGE
Est. value
$1.4M
OFFICE BUILDING
Est. value
$1.3M
RETAIL STORES Current
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
1982
Heating
NONE
Units
1
Lot
0.66 ac
Current owner
From public records · entity-resolved
28714 Valley Center Road LLC
Entity
Mailing address
31264 N STAR WAY, VALLEY CENTER, CA 92082-3875
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 31, 2024
$1,200,000
28714 Valley Center Road LLC
Scott Holmes
Grant Deed
$1,275,000 · Live Oak Banking Company
Dec 18, 2015
$700,000
Scott Holmes
Stephens Richard & L L Trust
Grant Deed
—
Sep 13, 2006
—
Stephens Richard & L L Trust
Stephens,richard J & Lora L
Quit Claim Deed
related
—
Dec 28, 1999
$415,000
Richard J Stephens
Fromlath,allen J & Brenda
Grant Deed
—
Feb 3, 1998
$85,000
Allen J Fromlath
Dorris,alan M & Heidi A
Grant Deed
—
Feb 17, 1989
$425,000
Dorris Alan M &
Professional Dat
Trustees Deed
$318,750 · La Jolla Bank
Feb 17, 1989
—
Professional Dat
Dorman Chester A
Trustees Deed
related
—
—
—
Dorris Alan M
—
Deed Of Trust
related
$318,000 · Rancho Santa Fe Bank
—
—
Dorris Alan M
—
Deed Of Trust
related
$67,000 · Rancho Santa Fe 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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