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Property profile & analytics
OFF-MARKET
Estimated value
$13,970,000
Retail space
674 Via De La Valle Ste 206 Solana Beach, CA 92075-3405
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US09-8907905
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1983
Total area
19,447 SF
Lot
0.92 ac (40,075 SF)
Zoning code
COMMERCIAL
APN
298-270-25-00
UPID
US09-8907905
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
$9.35M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$13.97M
Owner & transaction history
674 Vdv LLC · 4 yrs held
674 Vdv LLC
since 2022
Last sale
$17.1M
7 recorded transactions
Zoning & alternative use
COMMERCIAL · Solana Beach, CA
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 Solana Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Solana Beach 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
$17,050,000
ML approach
$9,350,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$17,605,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$17,520,000
Change: 0% · Conversion: Moderate
Blend value · Realmo final
$13.97M
Range $12.57M – $15.37M · ±10% · vs last sale $17.14M (Jul 5 2022)
Last sale anchor
$17.14M
Jul 5 2022
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
$718 / 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
$194,121
Tax year 2024
Assessed value
$17,480,250
Assessed 2024
Previous assessed
$17,480,250
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$4,080,000
Assessed improvement
$13,400,250
Applied tax rate
18.0000
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
1983
Heating
NONE
Units
1
Total area
19,447 SF
Lot
0.92 ac (40,075 SF)
Zoning code
COMMERCIAL
APN
298-270-25-00
UPID
US09-8907905
Jurisdiction
SAN DIEGO
Zoning & alternative use
COMMERCIAL · Solana Beach, CAZoning COMMERCIAL · permitted uses
COMMERCIAL · Solana Beach, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
Chapter 1
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$17.6M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$17.5M
RETAIL STORES Current
NEIGHBORHOOD: SHOPPING CENTER
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
1983
Heating
NONE
Units
1
Lot
0.92 ac
Current owner
From public records · entity-resolved
674 Vdv LLC
Entity
Mailing address
674 VIA DE LA VALLE STE #206, SOLANA BEACH, CA 92075-3405
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 5, 2022
$17,137,500
674 Vdv LLC
Fenway Pacific View LLC
Grant Deed
$15,535,000 · First Republic Bank
Nov 16, 2018
—
Fenway Pacific View LLC
—
Deed
related
$8,300,000 · Miscellaneous Ins Co
May 1, 2018
—
Fenway Pacific View LLC
—
Trustees Deed
related
$1,977,000 · Pacific Premier Bk
Jan 13, 2017
$6,750,000
Fenway Pacific View LLC
Franklin Corporation
Grant Deed
$4,387,500 · Plaza Bank
Dec 5, 2016
—
Franklin LLC
Paclantic Properties LLC
Grant Deed
—
Jun 29, 1998
—
Paclantic Properties LLC
Jech,william
Trustees Deed
related
—
Nov 1, 1995
—
William Jech
Jech,susan B
Quit Claim Deed
related
—
—
—
William Jech
—
Deed Of Trust
related
$750,000 · Individual
—
—
Fenway Pacific View LLC
—
Deed Of Trust
related
$8,300,000 · Miscellaneous Ins Co
—
—
William Jech
—
Deed Of Trust
related
$1,600,000 · Torrey Pines Mtg
—
—
Paclantic Properties LLC
—
Deed Of Trust
related
$1,900,000 · Union Bank Of California
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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