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Property profile & analytics
OFF-MARKET
Estimated value
$2,765,000
Retail space
472 San Ysidro Blvd 82 San Diego, CA 92173-2410
Trust Owned
14-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7063776
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1977
Total area
9,260 SF
Lot
0.79 ac (34,412 SF)
Zoning code
COMMERCIAL
APN
638-080-53-00
UPID
US09-7063776
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
$3.44M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.77M
Owner & transaction history
Sanchez-fernandez Living Trust · 14 yrs held
Sanchez-fernandez Living Trust
since 2012
7 recorded transactions
Zoning & alternative use
COMMERCIAL · San Diego, CA
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 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$3,725,000
6.5%
$3,440,000
7%
$3,195,000
Alternative Use
Use
Estimation
RETAIL STORES
$4,455,000
Current use
OFFICE BUILDING
$3,910,000
Change: -12% · Conversion: Easy
INDUSTRIAL (GENERAL)
$3,720,000
Change: -16% · Conversion: Difficult
AUTO REPAIR, GARAGE
$3,570,000
Change: -20% · Conversion: Difficult
Blend value · Realmo final
$2.77M
Range $2.49M – $3.04M · ±10%
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
$299 / 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
$26,488
Tax year 2024
Assessed value
$2,139,716
Assessed 2024
Previous assessed
$2,139,716
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$1,326,277
Assessed improvement
$813,439
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1977
Heating
NONE
Total area
9,260 SF
Lot
0.79 ac (34,412 SF)
Zoning code
COMMERCIAL
APN
638-080-53-00
UPID
US09-7063776
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
RETAIL STORES Current
Est. value
$4.5M
OFFICE BUILDING
Est. value
$3.9M
INDUSTRIAL (GENERAL)
Est. value
$3.7M
AUTO REPAIR, GARAGE
Est. value
$3.6M
RETAIL STORES Current
OFFICE BUILDING
INDUSTRIAL (GENERAL)
AUTO REPAIR, GARAGE
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
1977
Heating
NONE
Lot
0.79 ac
Current owner
From public records · entity-resolved
Sanchez-fernandez Living Trust
Trust
Mailing address
305 GLN CRK DR, BONITA, CA 91902-4279
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2012
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
Jul 12, 2017
—
Carlos V Sanchez
—
Deed
related
$317,000 · Wells Fargo Bank NA
Mar 16, 2017
—
Carlos V Sanchez
—
Deed
related
$317,000 · Wells Fargo Bank NA
Jan 26, 2012
—
Sanchez-fernandez Living Trust
Sanchez,carlos V
Quit Claim Deed
related
—
Apr 5, 1991
$722,500
Carlos V Sanchez
Pacific Centers
Grant Deed
$428,055 · Seller
Mar 28, 1989
$690,000
Pacific Ctr Ltd
Weiss Marc A
Grant Deed
—
Dec 30, 1988
$690,000
Marc A Wiess
American Sav
Grant Deed
$586,500 · American Sav
—
—
Guadalupe Fernandez
—
Deed Of Trust
related
$588,000 · Wells Fargo Bank
—
—
Carlos V Sanchez
—
Deed Of Trust
related
$650,000 · San Diego National 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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