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Property profile & analytics
OFF-MARKET
Turn key restaurants
4 Evan Hewes Hwy, Ocotillo, CA 92259
Entity Owned
3-yr Hold
Free & Clear
Property ID
US09-8226091
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Lot
0.64 ac (27,737 SF)
APN
033-563-007-000
UPID
US09-8226091
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
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
Vcxd LLC · 3 yrs held
Vcxd LLC
since 2023
Last sale
$112,000
7 recorded transactions
Zoning & alternative use
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 Ocotillo submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Ocotillo 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
$1,922
Tax year 2024
Assessed value
$157,998
Assessed 2024
Previous assessed
$157,998
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$50,898
Assessed improvement
$107,100
Applied tax rate
69.0000
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Heating
NONE
Lot
0.64 ac (27,737 SF)
APN
033-563-007-000
UPID
US09-8226091
Jurisdiction
IMPERIAL
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Heating
NONE
Lot
0.64 ac
Current owner
From public records · entity-resolved
Vcxd LLC
Entity
Free & Clear · 3 yrs held
Mailing address
9903 BUSINESSPARK AVE STE #102, SAN DIEGO, CA 92131-1120
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
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 28, 2023
—
Vcxd LLC
Chris J Spounias
Quit Claim Deed
related
—
Jan 20, 2015
—
Chris J Spounias
Spounias Family Trust
Quit Claim Deed
related
—
Oct 16, 2014
—
Chris J Spounias
Spounias,vasilike
Quit Claim Deed
related
—
Apr 9, 2014
—
Spounias Family Trust
Spounias,vasilike
Quit Claim Deed
related
—
Sep 19, 2013
—
Vasilike Spounias
Spounias,chris J JR
Quit Claim Deed
related
—
Dec 18, 2009
$112,000
Chris J Spounias JR
C & G Farms INC
Grant Deed
$86,200 · C & G Farms INC
Nov 5, 2008
$189,420
C & G Farms INC
Statewide Foreclosure Svcs
Trustees Deed
related
—
Aug 2, 2007
$227,576
George Amaral Ranches INC
Chicago Title
Trustees Deed
related
—
Apr 5, 2005
$60,000
Edward Brammer
Michael Hugh Carroll
Grant Deed
$125,000 · C & G Farms INC
Apr 5, 2005
—
Catherine R Barber
Barber,michael W
Quit Claim Deed
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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