Trust Owned Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1998
Total area
4,192 SF
Lot
0.22 ac (9,492 SF)
Zoning code
COMMERCIAL
APN
266-283-03-00
UPID
US10-0046953
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.97M
Owner & transaction history
since 2016
7 recorded transactions
Zoning & alternative use
COMMERCIAL · Rancho Santa Fe, CA
Top alternative use upside
Medical building
$2.0M
+13.1%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 35 comparables with addresses
4 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$1.97M
Value range
$1.77M – $2.16M
±10% around blend
Estimated value / SF
$469 / SF
Confidence
High
35 county-verified comps
Property data
88
Market benchmarks
33
Comparable evidence
100
$1.77M
blend $1.97M
$2.16M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
4,192 SF
Lot area
0.22 ac
Year built
1998
APN
266-283-03-00
Zoning
COMMERCIAL
Assessed value
$5,347,793
Annual tax
$60,696
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$2.49M
Weighted, 20 comps · high confidence
Evidence
35 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
8.8 mi away · 3,069 SF
12.0 mi away · 4,093 SF
12.7 mi away · 4,650 SF
12.8 mi away · 4,000 SF
12.8 mi away · 4,256 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$1.97M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 2035 sales
$420
+12%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $469/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Medical Building
Gross theoretical uplift
+13%
vs current-use indication
Retail Stores · current use
Auto Repair, Garage
Office Building
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Not available
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: replacement-cost inputs are not on file.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 35 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$5.35M
Move the market yield to see immediate price impact.
Value / SF
$1,276
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$337k
$6.74M
$4.81M
$3.74M
$374k
$7.49M
$5.35M
$4.16M
$412k
$8.24M
$5.88M
$4.58M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
35 found
High confidence · county-verified
Closest comparable
$6.10M
5.5 mi · Sep 2025 · $1,282/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$60,696
Tax year 2024
Assessed value
$5,347,793
Assessed 2024
Previous assessed
$5,347,793
+0.0% YoY
Effective rate
1.13%
On assessed value
Assessed land
$3,527,269
Assessed improvement
$1,820,524
Applied tax rate
71.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
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
1998
Heating
NONE
Units
1
Total area
4,192 SF
Lot
0.22 ac (9,492 SF)
Zoning code
COMMERCIAL
APN
266-283-03-00
UPID
US10-0046953
Jurisdiction
SAN DIEGO
Zoning & alternative use
COMMERCIAL · Rancho Santa Fe, CAZoning COMMERCIAL · permitted uses
COMMERCIAL · Rancho Santa Fe, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1998
Heating
NONE
Units
1
Lot
0.22 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
COMMERCIAL
Jurisdiction
Rancho Santa Fe, CA
Recorded code
COMMERCIAL
Ownership Intelligence
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Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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