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Property profile & analytics
OFF-MARKET
Estimated value
$4,300,000
Turn key restaurants
555 Montrose Ct El Cajon, CA 92020-3450
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8766656
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1989
Total area
9,667 SF
Lot
1.48 ac (64,468 SF)
Zoning code
COMMERCIAL
APN
482-301-11-00
UPID
US09-8766656
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
-
Learn N' Play Academy Daycare Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.30M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.46M
Blend (final)
Blend
$4.30M
Owner & transaction history
555 Montrose LLC · 2 yrs held
555 Montrose LLC
since 2024
Last sale
$4.3M
7 recorded transactions
Zoning & alternative use
COMMERCIAL · El Cajon, 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 El Cajon submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs El Cajon 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
$4,300,000
ML approach
$4,300,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$6,340,000
Current use
Blend value · Realmo final
$4.30M
Range $3.87M – $4.73M · ±10% · vs last sale $4.30M (May 7 2024)
Last sale anchor
$4.30M
May 7 2024
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
$445 / 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
$34,768
Tax year 2024
Assessed value
$2,395,142
Assessed 2024
Previous assessed
$2,395,142
+0.0% YoY
Effective rate
1.45%
On assessed value
Assessed land
$2,060,339
Assessed improvement
$334,803
Applied tax rate
3.0000
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
1989
Heating
NONE
Units
1
Total area
9,667 SF
Lot
1.48 ac (64,468 SF)
Zoning code
COMMERCIAL
APN
482-301-11-00
UPID
US09-8766656
Jurisdiction
SAN DIEGO
Zoning & alternative use
COMMERCIAL · El Cajon, CA
Zoning COMMERCIAL · permitted uses
COMMERCIAL · El Cajon, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
El Cajon. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT Current
Est. value
$6.3M
RESTAURANT Current
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
1989
Heating
NONE
Units
1
Lot
1.48 ac
Current owner
From public records · entity-resolved
555 Montrose LLC
Entity
Mailing address
6271 JACKSON DR, SAN DIEGO, CA 92119-3405
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
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
May 7, 2024
$4,300,000
555 Montrose LLC
Hb Montrose LLC
Grant Deed
$4,300,000 · Kdm California LLC
Oct 23, 2019
—
Hb Montrose LLC
—
Deed
related
$8,000,000 · Bank Of Sthrn Ca
Dec 23, 2009
—
Saad Hirmez
Hirmez Zuhair Trust
Quit Claim Deed
related
—
Oct 12, 2007
$2,100,000
Saad Hirmez
Silva Family Trust
Grant Deed
$1,100,000 · Reynaldo Silva
Oct 12, 2007
—
Badry Hirmez
Hirmez,fatin
Quit Claim Deed
related
—
Oct 15, 1996
$885,000
Reinaldo Silva
Mc El Cajon Ltd
Grant Deed
$405,000 · Valle De Oro Bank
Mar 31, 1988
—
M C El Cajon Ltd
—
Deed Of Trust
related
$1,590,000 · Great American Fed'l Savings
—
—
Hb Montrose LLC
—
Deed Of Trust
related
$860,000 · Bank Of The West
—
—
Reinaldo Silva
—
Deed Of Trust
related
$418,000 · Cdc Small Business Finance Co
—
—
Hb Montrose LLC
—
Deed Of Trust
related
$8,000,000 · Bank Of Sthrn Ca
—
—
M C El Cajon Ltd
—
Deed Of Trust
related
$1,590,000 · Great American Fed'l Savings
—
—
Hb Montrose LLC
—
Deed Of Trust
related
$733,000 · Bank Of The West
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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