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Property profile & analytics
OFF-MARKET
Estimated value
$1,680,000
Retail space
3434 Grv St Lemon Grove, CA 91945-1812
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-7295350
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1985
Total area
5,160 SF
Lot
0.47 ac (20,392 SF)
Zoning code
COMMERCIAL
APN
480-111-35-00
UPID
US09-7295350
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
-
Olivia D. Martin, PsyD Counselor
-
Freedman Alison Physician Medical Clinic
-
Edgar A. Abad, PT Physician
-
Lori R. Weiner, LCSW Foster Care Service Social Service Agency
-
Stephanie A. Oquendo, MA Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.25M
Comparable Approach
Comparable
$1.25M
Blend (final)
Blend
$1.68M
Owner & transaction history
Ht Metro Properties LLC
Ht Metro Properties LLC
since 2025
Last sale
$1.8M
7 recorded transactions
Zoning & alternative use
COMMERCIAL · Lemon Grove, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$2.5M
+41.9%
Auto repair, garage
$2.0M
+14.1%
Office building
$1.9M
+7.8%
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 Lemon Grove submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lemon Grove 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%
$1,350,000
6.5%
$1,245,000
7%
$1,160,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,725,000
Current use
MEDICAL BUILDING
$2,450,000
Change: +42% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,970,000
Change: +14% · Conversion: Difficult
OFFICE BUILDING
$1,860,000
Change: +8% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$1,625,000
Change: -6% · Conversion: Difficult
Blend value · Realmo final
$1.68M
Range $1.51M – $1.85M · ±10% · vs last sale $1.75M (Jul 10 2025)
Last sale anchor
$1.75M
Jul 10 2025
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
$326 / 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
$19,764
Tax year 2024
Assessed value
$1,585,784
Assessed 2024
Previous assessed
$1,585,784
+0.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$929,598
Assessed improvement
$656,186
Applied tax rate
15.0000
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
1985
Heating
NONE
Units
1
Total area
5,160 SF
Lot
0.47 ac (20,392 SF)
Zoning code
COMMERCIAL
APN
480-111-35-00
UPID
US09-7295350
Jurisdiction
SAN DIEGO
Zoning & alternative use
COMMERCIAL · Lemon Grove, CA
Zoning COMMERCIAL · permitted uses
COMMERCIAL · Lemon Grove, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Lemon Grove. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$1.7M
MEDICAL BUILDING
Est. value
$2.5M
AUTO REPAIR, GARAGE
Est. value
$2.0M
OFFICE BUILDING
Est. value
$1.9M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.6M
RETAIL STORES Current
MEDICAL BUILDING
AUTO REPAIR, GARAGE
OFFICE BUILDING
APARTMENT HOUSE (5+ UNITS)
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
1985
Heating
NONE
Units
1
Lot
0.47 ac
Current owner
From public records · entity-resolved
Ht Metro Properties LLC
Entity
Mailing address
480 ROLAND WAY STE #200, OAKLAND, CA 94621-2053
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
16 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 10, 2025
$1,750,000
Ht Metro Properties LLC
3434 Groves St LLC
Grant Deed
$1,250,000 · Spirit Services LLC
Mar 6, 2019
$1,450,000
3434 Grove St LLC
Roman B Cham
Grant Deed
$1,087,500 · Mufg Union Bank NA
Oct 30, 2015
$1,330,000
Cham Trust
William Lee Reynolds
Grant Deed
$425,000 · North Island Financial Cu
Apr 28, 2011
—
Reynolds William L & Helen M Tr
Rm-use LLC
Quit Claim Deed
related
—
Mar 7, 2008
$1,150,000
Rm-use LLC
Western Investment Network LLC
Grant Deed
$862,500 · North Island Financial Cu
Oct 4, 2004
—
Western Investment Network LLC
Parashos,tom
Quit Claim Deed
related
—
Mar 21, 2003
$350,000
Tom Parashos
Gates,james & Jan S
Grant Deed
—
Jul 30, 1999
$245,000
James Gates
Barwick Trust
Grant Deed
$275,400 · North County Bank
Jun 1, 1999
—
—
Barwick,kenneth A
Grant Deed
related
—
May 19, 1999
—
Violet D Etal Barwick
Barwick,violet D
Quit Claim Deed
related
—
Feb 1, 1999
—
Violet D Etal Barwick
Barwick,violet D
Quit Claim Deed
related
—
Sep 16, 1994
$75,000
Timothy C Rutherford
Robert W Knolton Trustee
Grant Deed
$65,000 · Seller
Jan 25, 1989
$102,136
Kenneth Barwick
Davies William F
Grant Deed
related
—
—
—
Tom Parashos
—
Deed Of Trust
related
$245,000 · Sunrise Bank Of San Diego
—
—
Western Investment Network LLC
—
Deed Of Trust
related
$640,000 · Torrey Pines Bank
—
—
Tom Parashos
—
Deed Of Trust
related
$225,000 · Sylvia A Simon
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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