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Property profile & analytics
OFF-MARKET
Estimated value
$3,950,000
Manufacturing properties
412 Frnt St 40, El Cajon, CA 92020-4235
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7133627
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1971
Total area
15,152 SF
Lot
0.87 ac (37,897 SF)
Zoning code
INDUSTRIAL (M ZONE)
APN
487-640-18-00
UPID
US09-7133627
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
$3.95M
CAP Approach
CAP
$2.39M
Comparable Approach
Comparable
$4.15M
Blend (final)
Blend
$3.95M
Owner & transaction history
Cmg8 LLC · 2 yrs held
Cmg8 LLC
since 2024
Last sale
$4.0M
7 recorded transactions
Zoning & alternative use
INDUSTRIAL (M ZONE) · El Cajon, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$5.5M
+53.0%
Retail stores
$4.3M
+21.6%
Apartment house (5+ units)
$4.3M
+19.8%
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 El Cajon submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs El Cajon 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
$3,950,000
ML approach
$3,950,000
CAP Approach
CAP Return
Estimation
6%
$2,590,000
6.5%
$2,390,000
7%
$2,220,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$3,570,000
Current use
OFFICE BUILDING
$5,465,000
Change: +53% · Conversion: Difficult
RETAIL STORES
$4,340,000
Change: +22% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$4,275,000
Change: +20% · Conversion: Difficult
Blend value · Realmo final
$3.95M
Range $3.56M – $4.35M · ±10% · vs last sale $3.95M (Apr 15 2024)
Last sale anchor
$3.95M
Apr 15 2024
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
$261 / 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
$37,346
Tax year 2024
Assessed value
$2,785,671
Assessed 2024
Previous assessed
$2,785,671
+0.0% YoY
Effective rate
1.34%
On assessed value
Assessed land
$1,193,859
Assessed improvement
$1,591,812
Applied tax rate
3.0000
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1971
Heating
NONE
Units
1
Total area
15,152 SF
Lot
0.87 ac (37,897 SF)
Zoning code
INDUSTRIAL (M ZONE)
APN
487-640-18-00
UPID
US09-7133627
Jurisdiction
SAN DIEGO
Zoning & alternative use
INDUSTRIAL (M ZONE) · El Cajon, CA
Zoning INDUSTRIAL (M ZONE) · permitted uses
INDUSTRIAL (M ZONE) · El Cajon, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
El Cajon. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$3.6M
OFFICE BUILDING
Est. value
$5.5M
RETAIL STORES
Est. value
$4.3M
APARTMENT HOUSE (5+ UNITS)
Est. value
$4.3M
INDUSTRIAL (GENERAL) Current
OFFICE BUILDING
RETAIL STORES
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
1971
Heating
NONE
Units
1
Lot
0.87 ac
Current owner
From public records · entity-resolved
Cmg8 LLC
Entity
Mailing address
6684 NORMAN LN, SAN DIEGO, CA 92120-3949
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 15, 2024
$3,950,000
Cmg8 LLC
Hat Trx LLC
Grant Deed
$3,357,500 · First Citizens Bank & Trust Co
Nov 15, 2021
—
Hat Trx LLC
Kirk A Nelson
Grant Deed
—
Apr 14, 2021
$2,625,000
Kirk A Nelson
Donald A Whitacre
Grant Deed
$1,560,000 · Citizens Business Bank
May 19, 2017
—
Whitacre,d A Family Trust
—
Deed
related
$1,170,000 · Banner Bk
May 1, 2017
$66,000
Renner Family Trust
Whitacre Bill & Laura Trust
Grant Deed
—
May 15, 2007
$1,975,000
Whitacre D A Family Trust
Archard James A & Betty C
Grant Deed
—
Sep 10, 1993
$691,500
James,a Archard Trustee
Raymond Trust
Grant Deed
$325,000 · Grossmont Bank
—
—
Whitacre,d A Family Trust
—
Deed Of Trust
related
$1,170,000 · Banner Bk
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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