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Property profile & analytics
OFF-MARKET
Hotels
2960 La Posada Way Julian, CA 92036
Individually Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7568323
Property profile
Verified
Property type
Hotels
Use group
HOTEL/MOTEL
Year built
1978
Total area
1,002 SF
Lot
0.63 ac (27,442 SF)
Zoning code
COMMERCIAL
APN
289-420-17-00
UPID
US09-7568323
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
-
Isalis (Bike/Boat/Book/etc) Store
-
Party City Party Supply Store (Bike/Boat/Book/etc) Store
-
Skunk Funk Big Box & Wholesale Store
-
Carl's Trading Co Hat Shop
-
Bushka's Kitchen LLC (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Soheil Nakhshab · 1 yrs held
Soheil Nakhshab
since 2025
Last sale
$1.8M
7 recorded transactions
Zoning & alternative use
COMMERCIAL · Julian, 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 Julian submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Julian 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$2,498
Tax year 2024
Assessed value
$213,282
Assessed 2024
Previous assessed
$213,282
+0.0% YoY
Effective rate
1.17%
On assessed value
Assessed land
$67,626
Assessed improvement
$145,656
Applied tax rate
81.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Hotels
Use group
HOTEL/MOTEL
Status
Off-Market
Year built
1978
Heating
NONE
Units
2
Total area
1,002 SF
Lot
0.63 ac (27,442 SF)
Zoning code
COMMERCIAL
APN
289-420-17-00
UPID
US09-7568323
Jurisdiction
SAN DIEGO
Zoning & alternative use
COMMERCIAL · Julian, CA
Zoning COMMERCIAL · permitted uses
COMMERCIAL · Julian, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Julian. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1978
Heating
NONE
Units
2
Lot
0.63 ac
Current owner
From public records · entity-resolved
Soheil Nakhshab
Individual
Mailing address
2938 RECHE RD, FALLBROOK, CA 92028-3727
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
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
Jun 10, 2025
—
Ndd On La Posada Way LLC
—
Deed
related
$2,325,000 · Fidelis Private Fund LP
Apr 15, 2025
$1,800,000
Soheil Nakhshab
2960 La Posada Way LLC
Grant Deed
—
Dec 18, 2023
—
2960 La Posada Way LLC
—
Deed
related
$1,800,000 · First Citizens Bank & Trust Co
Sep 16, 2021
—
2960 La Posada Way
Richard C Sherman
Grant Deed
—
Jul 1, 2021
$2,400,000
Richard C Sherman
Terry Lee Sheldon
Grant Deed
$2,082,500 · Sunwest Bank
Jul 1, 2021
—
Terry Lee Sheldon
Terry Lee Sheldon
Correction Deed
related
—
Jul 26, 2019
—
Sheldon Family Trust
—
Deed
related
$190,000 · Sullivan Hill Rez & Engel
Mar 19, 2007
—
Sheldon Family Trust
Sheldon,terry L & Hanna
Quit Claim Deed
related
—
Nov 18, 1998
$730,000
Hills Lodge L L C Pine
—
Grant Deed
related
—
—
—
Sheldon Family Trust
—
Deed Of Trust
related
$190,000 · Sullivan Hill Rez & Engel
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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