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Property profile & analytics
OFF-MARKET
Estimated value
$12,635,000
Retail space
7065 Broadway Lemon Grove, CA 91945-1407
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9510737
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1985
Total area
40,778 SF
Lot
4.13 ac (179,902 SF)
Zoning code
COMMERCIAL
APN
479-070-28-00
UPID
US09-9510737
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
-
County Of San Diego County Government Office
-
Public Consulting Group Business Management Consultant
-
San Diego County health and human services Social Service Agency Community Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$9.86M
Comparable Approach
Comparable
$16.03M
Blend (final)
Blend
$12.64M
Owner & transaction history
Fhcsd Sanitas 11 LLC · 1 yrs held
Fhcsd Sanitas 11 LLC
since 2025
Last sale
$15.0M
7 recorded transactions
Zoning & alternative use
COMMERCIAL · Lemon Grove, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$19.4M
+41.9%
Auto repair, garage
$15.6M
+14.1%
Office building
$14.7M
+7.8%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$10,675,000
6.5%
$9,855,000
7%
$9,150,000
Alternative Use
Use
Estimation
RETAIL STORES
$13,645,000
Current use
MEDICAL BUILDING
$19,350,000
Change: +42% · Conversion: Difficult
AUTO REPAIR, GARAGE
$15,565,000
Change: +14% · Conversion: Difficult
OFFICE BUILDING
$14,705,000
Change: +8% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$12,835,000
Change: -6% · Conversion: Difficult
Blend value · Realmo final
$12.64M
Range $11.37M – $13.90M · ±10% · vs last sale $15.00M (Oct 22 2024)
Last sale anchor
$15.00M
Oct 22 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
$310 / 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
$113,015
Tax year 2024
Assessed value
$8,807,948
Assessed 2024
Previous assessed
$8,807,948
+0.0% YoY
Effective rate
1.28%
On assessed value
Assessed land
$5,050,057
Assessed improvement
$3,757,891
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
1985
Heating
NONE
Units
1
Total area
40,778 SF
Lot
4.13 ac (179,902 SF)
Zoning code
COMMERCIAL
APN
479-070-28-00
UPID
US09-9510737
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
RETAIL STORES Current
Est. value
$13.6M
MEDICAL BUILDING
Est. value
$19.4M
AUTO REPAIR, GARAGE
Est. value
$15.6M
OFFICE BUILDING
Est. value
$14.7M
APARTMENT HOUSE (5+ UNITS)
Est. value
$12.8M
RETAIL STORES Current
MEDICAL BUILDING
AUTO REPAIR, GARAGE
OFFICE BUILDING
APARTMENT HOUSE (5+ UNITS)
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
1985
Heating
NONE
Units
1
Lot
4.13 ac
Current owner
From public records · entity-resolved
Fhcsd Sanitas 11 LLC
Entity
Mailing address
3450 N VERDUGO RD, GLENDALE, CA 91208-1500
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
21 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 22, 2025
$15,000,000
Fhcsd Sanitas 11 LLC
Morelli Brothers Enterprises LLC
Grant Deed
—
Jan 28, 2021
—
Morelli Brothers Enterprises LLC
—
Deed
related
$1,000,000 · Citizens Business Bank
Oct 5, 2018
—
Morelli Brothers Ents
—
Deed
related
$5,750,000 · Citizens Busn Bk
Aug 18, 2017
—
Morelli Brothers Enterprises LLC
—
Deed
related
—
Jan 26, 2017
—
Morelli Brothers Enterprises LLC
—
Deed
related
$1,000,000 · Citizens Business Bank
Jul 30, 2015
—
Morelli Brothers Ents LLC
—
Trustees Deed
related
$975,000 · United Security Investors II LLC United Security Investors II LLC
Feb 24, 2015
—
Morelli Brothers Ents LLC
—
Trustees Deed
related
$90,000 · Texas Property Trust (ct)
Aug 15, 2008
$6,800,000
Morelli Brothers Ents LLC
Armer & Armer Investments
Grant Deed
$4,420,000 · Citizens Business Bank
May 3, 2004
—
Armer Investments
Armer,carolene A
Quit Claim Deed
related
$2,505,928 · General Electric Capital Busin
Oct 13, 1998
$4,850,000
Armer,mercy R Tr
—
Trustees Deed
related
—
Feb 10, 1998
$5,225,000
Metlife Capital Financial Corp
Vista Cascade LP
Trustees Deed
related
—
Feb 15, 1990
—
Bart J Thomsen
Thomsen Deborah
Quit Claim Deed
related
$470,000 · Leisure Time Spo
Feb 15, 1990
$8,000,000
Vista Cascade Lt
Thomsen Bart J
Trustees Deed
—
Feb 15, 1990
$1,920,000
Thomsen Bart J
Leisure Time Spo
Trustees Deed
related
—
Dec 6, 1989
$1,700,000
Leisure Time Spo
Lemon Grove Asso
Grant Deed
$6,080,000 · Citibank Fsb
—
—
Mercy R Armer Trustee
—
Deed Of Trust
related
$2,650,000 · General Electric Capital Corp
—
—
Morelli Brothers Ents
—
Loan Modification
related
$4,160,000 · Citizens Business Bank
—
—
Leisure Time Spo
—
Deed Of Trust
related
$750,000 · Bank Of San Diego
—
—
Morelli Brothers Ents
—
Loan Modification
related
$5,750,000 · Citizens Busn Bk
—
—
Morelli Brothers Ents LLC
—
Deed Of Trust
related
$3,400,000 · 6527 San Fernando Rd Invtrs
—
—
Morelli Brothers Ents LLC
—
Loan Modification
related
$3,400,000 · Private Individual
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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