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Property profile & analytics
OFF-MARKET
Estimated value
$1,705,000
Warehouses
6691 Federal Blvd Lemon Grove, CA 91945-1336
Entity Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9605438
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1980
Total area
5,080 SF
Lot
0.67 ac (29,185 SF)
Zoning code
INDUSTRIAL (M ZONE)
APN
478-172-01-00
UPID
US09-9605438
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
$2.21M
CAP Approach
CAP
$1.09M
Comparable Approach
Comparable
$2.26M
Blend (final)
Blend
$1.71M
Owner & transaction history
Lemon Grove Dres LLC · 5 yrs held
Lemon Grove Dres LLC
since 2020
Last sale
$1.5M
6 recorded transactions
Zoning & alternative use
INDUSTRIAL (M ZONE) · Lemon Grove, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$2.4M
+67.5%
Auto repair, garage
$1.9M
+34.7%
Office building
$1.8M
+27.3%
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 Lemon Grove submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lemon Grove 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
$2,255,000
ML approach
$2,210,000
CAP Approach
CAP Return
Estimation
6%
$1,175,000
6.5%
$1,085,000
7%
$1,010,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$1,440,000
Current use
MEDICAL BUILDING
$2,410,000
Change: +67% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,940,000
Change: +35% · Conversion: Easy
OFFICE BUILDING
$1,830,000
Change: +27% · Conversion: Difficult
RETAIL STORES
$1,700,000
Change: +18% · Conversion: Moderate
Blend value · Realmo final
$1.71M
Range $1.53M – $1.88M · ±10% · vs last sale $1.50M (Dec 8 2020)
Last sale anchor
$1.50M
Dec 8 2020
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
$19,791
Tax year 2024
Assessed value
$1,591,812
Assessed 2024
Previous assessed
$1,591,812
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$1,061,208
Assessed improvement
$530,604
Applied tax rate
15.0000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1980
Heating
NONE
Units
1
Total area
5,080 SF
Lot
0.67 ac (29,185 SF)
Zoning code
INDUSTRIAL (M ZONE)
APN
478-172-01-00
UPID
US09-9605438
Jurisdiction
SAN DIEGO
Zoning & alternative use
INDUSTRIAL (M ZONE) · Lemon Grove, CA
Zoning INDUSTRIAL (M ZONE) · permitted uses
INDUSTRIAL (M ZONE) · Lemon Grove, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Lemon Grove. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$1.4M
MEDICAL BUILDING
Est. value
$2.4M
AUTO REPAIR, GARAGE
Est. value
$1.9M
OFFICE BUILDING
Est. value
$1.8M
RETAIL STORES
Est. value
$1.7M
WAREHOUSE, STORAGE Current
MEDICAL BUILDING
AUTO REPAIR, GARAGE
OFFICE BUILDING
RETAIL STORES
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
1980
Heating
NONE
Units
1
Lot
0.67 ac
Current owner
From public records · entity-resolved
Lemon Grove Dres LLC
Entity
Mailing address
2804 GTWY OAKS DR STE #100, SACRAMENTO, CA 95833-4346
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
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
Feb 16, 2022
—
Lemon Grove Dres LLC
—
Deed
related
$631,200 · Black Golden LLC
Dec 8, 2020
$1,500,000
Lemon Grove Dres LLC
Hycz Family Trust
Grant Deed
—
May 5, 2006
—
Hycz Family Trust
Hycz,john & Rita M
Quit Claim Deed
related
—
—
—
John Hycz
—
Deed Of Trust
related
$160,000 · Bank Of America
—
—
John J Hycz
—
Deed Of Trust
related
$150,000 · Security Pacific National Bank
—
—
John J Hycz
—
Deed Of Trust
related
$152,000 · Us Bank NA
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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