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Property profile & analytics
OFF-MARKET
Estimated value
$535,000
Auto shops
4501 El Cajon Blvd San Diego, CA 92115-4314
Individually Owned
4-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-7919120
Property profile
Verified
Property type
Auto shops
Use group
AUTO REPAIR, GARAGE
Total area
1,860 SF
Lot
0.15 ac (6,643 SF)
Zoning code
COMMERCIAL
APN
471-251-01-00
UPID
US09-7919120
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
-
American Tire & Brake Auto Repair Shop
-
El Cajon Transmissions Auto Repair Shop
-
Stan's Big Saving Inc Auto Repair Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$485k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$446k
Blend (final)
Blend
$535k
Owner & transaction history
Judy Truong · 4 yrs held
Judy Truong
since 2022
Last sale
$609,000
7 recorded transactions
Zoning & alternative use
COMMERCIAL · San Diego, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$785,000
+9.5%
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 San Diego submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs San Diego 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
$510,000
ML approach
$485,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$715,000
Current use
OFFICE BUILDING
$785,000
Change: +10% · Conversion: Difficult
WAREHOUSE, STORAGE
$600,000
Change: -16% · Conversion: Easy
RETAIL STORES
$600,000
Change: -16% · Conversion: Difficult
Blend value · Realmo final
$535k
Range $482k – $589k · ±10% · vs last sale $609k (Jan 26 2022)
Last sale anchor
$609k
Jan 26 2022
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
$288 / 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
$6,272
Tax year 2024
Assessed value
$453,198
Assessed 2024
Previous assessed
$453,198
+0.0% YoY
Effective rate
1.38%
On assessed value
Assessed land
$369,385
Assessed improvement
$83,813
Applied tax rate
8.0000
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
Auto shops
Use group
AUTO REPAIR, GARAGE
Status
Off-Market
Heating
NONE
Units
1
Total area
1,860 SF
Lot
0.15 ac (6,643 SF)
Zoning code
COMMERCIAL
APN
471-251-01-00
UPID
US09-7919120
Jurisdiction
SAN DIEGO
Zoning & alternative use
COMMERCIAL · San Diego, CA
Zoning COMMERCIAL · permitted uses
COMMERCIAL · San Diego, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
San Diego. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
AUTO REPAIR, GARAGE Current
Est. value
$715,000
OFFICE BUILDING
Est. value
$785,000
WAREHOUSE, STORAGE
Est. value
$600,000
RETAIL STORES
Est. value
$600,000
AUTO REPAIR, GARAGE Current
OFFICE BUILDING
WAREHOUSE, STORAGE
RETAIL STORES
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
0.15 ac
Current owner
From public records · entity-resolved
Judy Truong
Individual
Free & Clear · 4 yrs held
Mailing address
9380 VERVAIN ST, SAN DIEGO, CA 92129-3572
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
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
Jan 26, 2022
—
Judy Truong
Judy A Truong
Intrafamily Transfer
related
—
Jan 7, 2022
—
Peter Huy Truong
Peter Huy Truong
Intrafamily Transfer
related
—
Oct 31, 2016
—
Quach,melissa M Family Trust
Quach,melissa M
Quit Claim Deed
related
—
Dec 10, 2009
—
Melissa Quach
Quach,holly
Quit Claim Deed
related
—
Apr 23, 1990
$609,000
Peter H Truong
Union Land Title
Grant Deed
—
Mar 16, 1990
$609,000
Truong Peter H
Union Land Title
Trustees Deed
$359,000 · Malk
Mar 16, 1990
—
Union Land Title
Malk Ltd
Trustees Deed
related
—
—
—
Quan Truong
—
Deed Of Trust
related
$300,000 · General Bank
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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