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Property profile & analytics
OFF-MARKET
Estimated value
$3,560,000
Retail space
5505 Cancha De Golf Rancho Santa Fe, CA 92091-4041
Entity Owned
16-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-7249877
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1995
Total area
10,611 SF
Lot
0.38 ac (16,673 SF)
Zoning code
COMMERCIAL
APN
302-120-33-00
UPID
US09-7249877
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
-
Pacifica Enterprises Real Estate Agency
-
Mom Amore Childrens Club
-
Emaar Square Restaurant
-
Judkins Glatt & Getz Law Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.57M
Comparable Approach
Comparable
$4.13M
Blend (final)
Blend
$3.56M
Owner & transaction history
Pas Investors LP · 16 yrs held
Pas Investors LP
since 2010
6 recorded transactions
Zoning & alternative use
COMMERCIAL · Rancho Santa Fe, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$5.0M
+13.1%
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 Rancho Santa Fe submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Rancho Santa Fe 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%
$2,780,000
6.5%
$2,565,000
7%
$2,380,000
Alternative Use
Use
Estimation
RETAIL STORES
$4,455,000
Current use
MEDICAL BUILDING
$5,035,000
Change: +13% · Conversion: Difficult
AUTO REPAIR, GARAGE
$4,050,000
Change: -9% · Conversion: Difficult
OFFICE BUILDING
$3,825,000
Change: -14% · Conversion: Easy
Blend value · Realmo final
$3.56M
Range $3.20M – $3.92M · ±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
$336 / 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
$74,504
Tax year 2024
Assessed value
$6,619,105
Assessed 2024
Previous assessed
$6,619,105
+0.0% YoY
Effective rate
1.13%
On assessed value
Assessed land
$1,725,599
Assessed improvement
$4,893,506
Applied tax rate
87.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1995
Heating
NONE
Units
1
Total area
10,611 SF
Lot
0.38 ac (16,673 SF)
Zoning code
COMMERCIAL
APN
302-120-33-00
UPID
US09-7249877
Jurisdiction
SAN DIEGO
Zoning & alternative use
COMMERCIAL · Rancho Santa Fe, CA
Zoning COMMERCIAL · permitted uses
COMMERCIAL · Rancho Santa Fe, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Rancho Santa Fe. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$4.5M
MEDICAL BUILDING
Est. value
$5.0M
AUTO REPAIR, GARAGE
Est. value
$4.1M
OFFICE BUILDING
Est. value
$3.8M
RETAIL STORES Current
MEDICAL BUILDING
AUTO REPAIR, GARAGE
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
1995
Heating
NONE
Units
1
Lot
0.38 ac
Current owner
From public records · entity-resolved
Pas Investors LP
Entity
Free & Clear · 16 yrs held
Mailing address
18029 CALLE AMBIENTE STE #500, RCHO SANTA FE, CA 92091-0315
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2010
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
May 25, 2010
$555,000
Pas Investors LP
Atlantica INC
Grant Deed
—
Jun 3, 2008
$5,140,000
Gujaome Ranch
M & O Partners
Grant Deed
—
Feb 27, 2008
$319,500
M Partners
North County Land Partners
Grant Deed
—
Feb 17, 2005
—
North County Land Partners
Pacifica Realty Xiii
Quit Claim Deed
related
—
Jan 23, 2004
—
Borgata 70 Investors LP
Vista Commercial Land Partners
Trustees Deed
$775,000 · Vista Commercial Land Partners
Oct 1, 2002
—
Vista Commercial Land Partners
Griffin,jeffrey Tr
Grant Deed
related
—
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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