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Property profile & analytics
OFF-MARKET
Estimated value
$1,580,000
Retail space
3955 Helix Ln Spring Valley, CA 91977-2169
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9621625
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Total area
6,668 SF
Lot
0.37 ac (16,173 SF)
Zoning code
COMMERCIAL
APN
500-300-17-00
UPID
US09-9621625
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
-
Farmers Insurance - Keith Carroll Insurance Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.65M
CAP Approach
CAP
$1.61M
Comparable Approach
Comparable
$1.96M
Blend (final)
Blend
$1.58M
Owner & transaction history
Big Billa Properties LLC · 3 yrs held
Big Billa Properties LLC
since 2023
Last sale
$1.5M
7 recorded transactions
Zoning & alternative use
COMMERCIAL · Spring Valley, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$2.5M
+57.6%
Office building
$2.4M
+48.9%
Warehouse, storage
$2.2M
+37.5%
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 Spring Valley submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Spring Valley 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
$1,585,000
ML approach
$1,645,000
CAP Approach
CAP Return
Estimation
6%
$1,745,000
6.5%
$1,610,000
7%
$1,495,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,615,000
Current use
AUTO REPAIR, GARAGE
$2,545,000
Change: +58% · Conversion: Difficult
OFFICE BUILDING
$2,405,000
Change: +49% · Conversion: Easy
WAREHOUSE, STORAGE
$2,220,000
Change: +38% · Conversion: Difficult
Blend value · Realmo final
$1.58M
Range $1.42M – $1.74M · ±10% · vs last sale $1.53M (May 11 2023)
Last sale anchor
$1.53M
May 11 2023
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
$237 / 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
$21,743
Tax year 2024
Assessed value
$1,555,500
Assessed 2024
Previous assessed
$1,555,500
+0.0% YoY
Effective rate
1.40%
On assessed value
Assessed land
$816,000
Assessed improvement
$739,500
Applied tax rate
83.0000
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
Heating
NONE
Units
1
Total area
6,668 SF
Lot
0.37 ac (16,173 SF)
Zoning code
COMMERCIAL
APN
500-300-17-00
UPID
US09-9621625
Jurisdiction
SAN DIEGO
Zoning & alternative use
COMMERCIAL · Spring Valley, CA
Zoning COMMERCIAL · permitted uses
COMMERCIAL · Spring Valley, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Spring Valley. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$1.6M
AUTO REPAIR, GARAGE
Est. value
$2.5M
OFFICE BUILDING
Est. value
$2.4M
WAREHOUSE, STORAGE
Est. value
$2.2M
RETAIL STORES Current
AUTO REPAIR, GARAGE
OFFICE BUILDING
WAREHOUSE, STORAGE
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
Heating
NONE
Units
1
Lot
0.37 ac
Current owner
From public records · entity-resolved
Big Billa Properties LLC
Entity
Mailing address
3636 DEL RIO CMNO S #225, SAN DIEGO, CA 92108
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
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
Apr 8, 2024
—
Big Billa Properties LLC
—
Deed
related
$600,000 · Comerica Bank
May 11, 2023
$1,525,000
Big Billa Properties LLC
Gerald W Como
Grant Deed
$1,143,750 · Comerica Bank
May 11, 2023
—
Gerald W Como
Maria Como
Intrafamily Transfer
related
—
Dec 20, 2017
—
Gerald Como
—
Trustees Deed
related
$859,445 · California Labor Commissioner
Feb 10, 2017
—
Asbc LLC
Como,gerald & Maria
Grant Deed
—
Feb 2, 2015
$885,000
Gerald Como
Curtis Living Trust
Grant Deed
$670,000 · Curtis Living Trust (pt)
—
—
Dolores Curtis
—
Deed Of Trust
related
$80,000 · Individual
—
—
Curtis,tr
—
Deed Of Trust
related
$260,000 · Home Bank Of California
—
—
Dolores Curtis
—
Deed Of Trust
related
$200,000 · Home Investment & Loan
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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