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Property profile & analytics
OFF-MARKET
Estimated value
$3,945,000
Retail space
6933 Federal Blvd 39 Lemon Grove, CA 91945-1410
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9984055
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1970
Total area
6,000 SF
Lot
0.52 ac (22,651 SF)
Zoning code
COMMERCIAL
APN
479-062-18-00
UPID
US09-9984055
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
-
Asian Massage Alternative Medicine Practice Spa & Massage Center
-
L Massage Spa Alternative Medicine Practice Spa & Massage Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.96M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.77M
Blend (final)
Blend
$3.95M
Owner & transaction history
Ja San Diego LLC · 3 yrs held
Ja San Diego LLC
since 2022
Last sale
$4.0M
4 recorded transactions
Zoning & alternative use
COMMERCIAL · Lemon Grove, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$5.4M
+169.3%
Restaurant
$3.9M
+96.0%
Medical building
$2.8M
+41.9%
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
$3,930,000
ML approach
$3,960,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$5,405,000
Change: +169% · Conversion: Moderate
RESTAURANT
$3,935,000
Change: +96% · Conversion: Easy
MEDICAL BUILDING
$2,845,000
Change: +42% · Conversion: Difficult
Blend value · Realmo final
$3.95M
Range $3.55M – $4.34M · ±10% · vs last sale $3.95M (Oct 17 2022)
Last sale anchor
$3.95M
Oct 17 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
$658 / 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
$28,351
Tax year 2024
Assessed value
$1,519,800
Assessed 2024
Previous assessed
$1,519,800
+0.0% YoY
Effective rate
1.87%
On assessed value
Assessed land
$724,200
Assessed improvement
$795,600
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1970
Heating
NONE
Units
1
Total area
6,000 SF
Lot
0.52 ac (22,651 SF)
Zoning code
COMMERCIAL
APN
479-062-18-00
UPID
US09-9984055
Jurisdiction
SAN DIEGO
Zoning & alternative use
COMMERCIAL · Lemon Grove, CA
Zoning COMMERCIAL · permitted uses
COMMERCIAL · 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
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$5.4M
RESTAURANT
Est. value
$3.9M
MEDICAL BUILDING
Est. value
$2.8M
NEIGHBORHOOD: SHOPPING CENTER
RESTAURANT
MEDICAL 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
1970
Heating
NONE
Units
1
Lot
0.52 ac
Current owner
From public records · entity-resolved
Ja San Diego LLC
Entity
Mailing address
10357 LONGDALE PL, SAN DIEGO, CA 92131-6126
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 17, 2022
$3,950,000
Ja San Diego LLC
Dba Partnership LLC
Grant Deed
$2,750,000 · Axos Bank
Jun 22, 1999
$500,000
D B A Partnership L L C Cons50%
—
Grant Deed
related
—
Jun 1, 1999
$1,300,000
Dba Partnership LLC
Holt/lemon Grove
Trustees Deed
—
—
—
George A Collins
—
Deed Of Trust
related
$50,000 · Union Bank
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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