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Property profile & analytics
OFF-MARKET
Estimated value
$895,000
Retail space
302 Brandon Rd Fallbrook, CA 92028-2208
Individually Owned
5-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-9914923
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2019
Total area
7,124 SF
Lot
2.09 ac (91,040 SF)
Zoning code
COMMERCIAL
APN
105-810-01-00
UPID
US09-9914923
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
-
Spring spa Alternative Medicine Practice Spa & Massage Center
-
Jerden Baseball Club Gym & Fitness Center Sports School
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.09M
Blend (final)
Blend
$895k
Owner & transaction history
Andrew O Kressin · 5 yrs held
Andrew O Kressin
since 2021
Last sale
$50,000
7 recorded transactions
Zoning & alternative use
COMMERCIAL · Fallbrook, 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 Fallbrook submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Fallbrook 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%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$895k
Range $806k – $985k · ±10% · vs last sale $50k (May 19 2021)
Last sale anchor
$50k
May 19 2021
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
$126 / 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
$9,829
Tax year 2024
Assessed value
$910,259
Assessed 2024
Previous assessed
$910,259
+0.0% YoY
Effective rate
1.08%
On assessed value
Assessed land
$796,478
Assessed improvement
$113,781
Applied tax rate
75.0000
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
2019
Heating
NONE
Units
1
Total area
7,124 SF
Lot
2.09 ac (91,040 SF)
Zoning code
COMMERCIAL
APN
105-810-01-00
UPID
US09-9914923
Jurisdiction
SAN DIEGO
Zoning & alternative use
COMMERCIAL · Fallbrook, CA
Zoning COMMERCIAL · permitted uses
COMMERCIAL · Fallbrook, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Fallbrook. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
2019
Heating
NONE
Units
1
Lot
2.09 ac
Current owner
From public records · entity-resolved
Andrew O Kressin
Individual
Free & Clear · 5 yrs held
Mailing address
4261 STERLING VW DR, FALLBROOK, CA 92028-9664
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 19, 2021
—
Andrew O Kressin
Andrew O Kressin
Intrafamily Transfer
related
—
Nov 22, 2017
$500,000
Andrew O Kressin
Kressin Thomas P & M F Trust
Grant Deed
related
$500,000 · Kressin Thomas P & M F Tr (pt)
Feb 20, 2009
$50,000
Kressin T P & M F Family Trust
Master Funding Co
Trustees Deed
related
—
Dec 16, 2004
$600,000
Andrew O Kressin
Kressin T P & M F Trust
Grant Deed
related
$600,000 · Kressin Thomas P & M F Trust
Nov 18, 1997
$315,000
Kressin,thomas P & Mary F Tr
—
Grant Deed
related
—
Mar 17, 1993
$364,271
Pinckney,trust
Martinetti,patri
Trustees Deed
related
—
Feb 20, 1991
$800,000
Martinetti,patri
Pinckney Trust
Trustees Deed
$335,000 · Seller
—
—
Patri Martinetti
—
Deed Of Trust
related
$335,000 · Individual
—
—
Patri Martinetti
—
Deed Of Trust
related
—
—
—
Andrew O Kressin
—
Deed Of Trust
related
—
—
—
Patri Martinetti
—
Deed Of Trust
related
—
—
—
Diana L Kressin
—
Deed Of Trust
related
—
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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