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Property profile & analytics
OFF-MARKET
Estimated value
$800,000
Retail space
455 Espinosa Rd Salinas, CA 93907-8829
Individually Owned
3-yr Hold
~
Est. High Equity
Property ID
US09-0159062
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1979
Construction
WOOD
Total area
2,624 SF
Lot
0.75 ac (32,670 SF)
APN
113-081-009-000
UPID
US09-0159062
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
-
Espinosa Produce Grocery & Convenience Store Food Market
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$730k
CAP Approach
CAP
$575k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$800k
Owner & transaction history
Ruben Alvarez · 3 yrs held
Ruben Alvarez
since 2022
Last sale
$850,000
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.0M
+36.9%
Commercial (general)
$830,000
+8.3%
Medical building
$815,000
+6.2%
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 Salinas submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Salinas 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
$765,000
ML approach
$730,000
CAP Approach
CAP Return
Estimation
6%
$625,000
6.5%
$575,000
7%
$535,000
Alternative Use
Use
Estimation
RETAIL STORES
$765,000
Current use
AUTO REPAIR, GARAGE
$1,045,000
Change: +37% · Conversion: Difficult
COMMERCIAL (GENERAL)
$830,000
Change: +8% · Conversion: Easy
MEDICAL BUILDING
$815,000
Change: +6% · Conversion: Difficult
OFFICE BUILDING
$770,000
Change: +1% · Conversion: Easy
Blend value · Realmo final
$800k
Range $720k – $880k · ±10% · vs last sale $850k (Nov 1 2022)
Last sale anchor
$850k
Nov 1 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
$305 / 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
$9,741
Tax year 2023
Assessed value
$850,000
Assessed 2023
Previous assessed
$850,000
+0.0% YoY
Effective rate
1.15%
On assessed value
Assessed land
$500,000
Assessed improvement
$350,000
Applied tax rate
122.0000
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
Year built
1979
Construction
WOOD
Heating
NONE
Buildings
2
Stories
1
Units
2
Rooms
5
Bathrooms
3
Total area
2,624 SF
Lot
0.75 ac (32,670 SF)
APN
113-081-009-000
UPID
US09-0159062
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
RETAIL STORES Current
Est. value
$765,000
AUTO REPAIR, GARAGE
Est. value
$1.0M
COMMERCIAL (GENERAL)
Est. value
$830,000
MEDICAL BUILDING
Est. value
$815,000
OFFICE BUILDING
Est. value
$770,000
RETAIL STORES Current
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
MEDICAL BUILDING
OFFICE BUILDING
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
1979
Construction
WOOD
Heating
NONE
Stories
1
Buildings
2
Units
2
Rooms
5
Bathrooms
3
Lot
0.75 ac
Current owner
From public records · entity-resolved
Ruben Alvarez
Individual
Mailing address
20230 WILDER CT, SALINAS, CA 93907-1409
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
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 1, 2022
$850,000
Ruben Alvarez
Abrego Land Company LLC
Grant Deed
—
Mar 21, 2018
$550,000
Abrego Land Co LLC
Blanton,jennifer S
Grant Deed
—
Oct 5, 2015
—
Jennifer S Blanton
Gitmed,ben
Quit Claim Deed
related
$357,942 · Sala Bruno & D 2005 Trust (pt)
Apr 25, 2005
—
Jennifer S Blanton
Gitmed,william A
Grant Deed
—
Nov 22, 1999
$265,000
William A Gitmed
Scott,kathryn
Grant Deed
—
—
—
Jennifer Blanton
—
Deed Of Trust
related
$100,000 · Ivan Zubow
—
—
Jennifer S Blanton
—
Deed Of Trust
related
$300,000 · Joseph & Diane Hammond
—
—
William A Gitmed
—
Deed Of Trust
related
$150,000 · Individual
—
—
Jennifer S Blanton
—
Deed Of Trust
related
$118,500 · Zubow I 1994 Living Trust (rt)
—
—
William A Gitmed
—
Deed Of Trust
related
$50,000 · Individual
—
—
William A Gitmed
—
Deed Of Trust
related
$150,000 · Joseph Hammond
—
—
Jennifer S Blanton
—
Deed Of Trust
related
$100,000 · Zubow Ivan 1994 Living Trust
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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