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Property profile & analytics
OFF-MARKET
Estimated value
$905,000
Automotive properties
430 1st St King City, CA 93930-4200
Individually Owned
6-yr Hold
~
Est. High Equity
Property ID
US09-1330170
Property summary
AI-generated overview
This thriving King City convenience store, Ozzy's Mini Mart, presents a compelling investment opportunity. Priced at $350,000, this 1,684 square foot retail space boasts a prime location just blocks from the Salinas Valley Fairgrounds and Topo Ranch Event Center, with easy access to Highway 101. Currently operating at 50% occupancy, the property offers significant upside potential. The asking price reflects a price per square foot of $207.84. The store is currently licensed for beer and wine sales, and the seller indicates the possibility of obtaining a hard liquor license. The NNN lease structure minimizes landlord responsibilities. The single-tenant occupancy simplifies management. Features include ample parking, generous storage space, two bathrooms, and a wash basin. This property is an excellent income producer, recently reduced by $50,000, making it an attractive proposition for savvy investors. The seller is open to reasonable offers. Located at 430 S 1st St, King City, CA 93930.
Property profile
Verified
Property type
Automotive properties
Use group
VEHICLE SALES, RENTALS
Year built
1936
Construction
WOOD
Total area
1,684 SF
Lot
0.92 ac (40,075 SF)
APN
026-242-004-000
UPID
US09-1330170
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
-
Ozzys' Mini Mart Grocery & Convenience Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$970k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.05M
Blend (final)
Blend
$905k
Owner & transaction history
Mihirkumar B Patel · 6 yrs held
Mihirkumar B Patel
since 2020
Last sale
$750,000
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$695,000
+3.7%
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 King City submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs King City 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
$905,000
ML approach
$970,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$670,000
Current use
OFFICE BUILDING
$695,000
Change: +4% · Conversion: Difficult
COMMERCIAL (GENERAL)
$640,000
Change: -5% · Conversion: Moderate
Blend value · Realmo final
$905k
Range $815k – $996k · ±10% · vs last sale $750k (Jul 16 2020)
Last sale anchor
$750k
Jul 16 2020
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
$537 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$9,441
Tax year 2023
Assessed value
$780,300
Assessed 2023
Previous assessed
$780,300
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$468,180
Assessed improvement
$312,120
Applied tax rate
2.0000
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
Automotive properties
Use group
VEHICLE SALES, RENTALS
Status
Off-Market
Year built
1936
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Rooms
5
Bathrooms
2
Total area
1,684 SF
Lot
0.92 ac (40,075 SF)
APN
026-242-004-000
UPID
US09-1330170
Jurisdiction
MONTEREY
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
AUTO REPAIR, GARAGE Current
Est. value
$670,000
OFFICE BUILDING
Est. value
$695,000
COMMERCIAL (GENERAL)
Est. value
$640,000
AUTO REPAIR, GARAGE Current
OFFICE BUILDING
COMMERCIAL (GENERAL)
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
1936
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Rooms
5
Bathrooms
2
Lot
0.92 ac
Current owner
From public records · entity-resolved
Mihirkumar B Patel
Individual
Mailing address
1230 MOREY CIR, HOLLISTER, CA 95023-4420
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 5, 2024
—
Mihirkumar Babubhai Patel
—
Deed
related
$5,000,000 · Us Metro Bank
Sep 9, 2021
—
Mihirkumar Babubhai Patel
—
Deed
related
$5,025,000 · State Bank Of Texas
Jul 16, 2020
$750,000
Mihirkumar B Patel
Gilles M G & S F Trust
Grant Deed
$650,000 · Gilles M G & S F Trust (rt)
Jul 16, 2020
—
Owner Name Unavailable
Michael G Gilles
Affidavit Of Death
related
—
May 9, 2007
—
Gilles Michael G & S F Trust
Gilles,susan L
Quit Claim Deed
related
—
May 17, 1989
$35,000
Susan I Gilles
Vincenz,phil G
Grant Deed
—
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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