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Property profile & analytics
OFF-MARKET
Estimated value
$1,115,000
Retail space
731 Emory St 39 Imperial Beach, CA 91932-2231
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9051078
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1948
Total area
3,862 SF
Lot
0.21 ac (9,357 SF)
Zoning code
COMMERCIAL
APN
626-282-06-00
UPID
US09-9051078
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
-
Elite Restoration General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.22M
CAP Approach
CAP
$935k
Comparable Approach
Comparable
$734k
Blend (final)
Blend
$1.12M
Owner & transaction history
Emory Living LLC · 4 yrs held
Emory Living LLC
since 2021
Last sale
$1.1M
7 recorded transactions
Zoning & alternative use
COMMERCIAL · Imperial Beach, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$1.8M
+13.1%
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 Imperial Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Imperial 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
$1,215,000
ML approach
$1,220,000
CAP Approach
CAP Return
Estimation
6%
$1,010,000
6.5%
$935,000
7%
$865,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,620,000
Current use
MEDICAL BUILDING
$1,835,000
Change: +13% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,475,000
Change: -9% · Conversion: Difficult
OFFICE BUILDING
$1,395,000
Change: -14% · Conversion: Easy
Blend value · Realmo final
$1.12M
Range $1.00M – $1.23M · ±10% · vs last sale $1.10M (Oct 1 2021)
Last sale anchor
$1.10M
Oct 1 2021
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
$289 / 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
$14,030
Tax year 2024
Assessed value
$1,144,440
Assessed 2024
Previous assessed
$1,144,440
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$468,180
Assessed improvement
$676,260
Applied tax rate
14.0000
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
1948
Heating
NONE
Units
1
Total area
3,862 SF
Lot
0.21 ac (9,357 SF)
Zoning code
COMMERCIAL
APN
626-282-06-00
UPID
US09-9051078
Jurisdiction
SAN DIEGO
Zoning & alternative use
COMMERCIAL · Imperial Beach, CAZoning COMMERCIAL · permitted uses
COMMERCIAL · Imperial Beach, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$1.6M
MEDICAL BUILDING
Est. value
$1.8M
AUTO REPAIR, GARAGE
Est. value
$1.5M
OFFICE BUILDING
Est. value
$1.4M
RETAIL STORES Current
MEDICAL BUILDING
AUTO REPAIR, GARAGE
OFFICE 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
1948
Heating
NONE
Units
1
Lot
0.21 ac
Current owner
From public records · entity-resolved
Emory Living LLC
Entity
Mailing address
642 CORVINA ST, IMPERIAL BCH, CA 91932-1114
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 16, 2023
—
Emory Living LLC
—
Deed
related
$1,000,000 · First Bank
Oct 1, 2021
$1,100,000
Emory Living LLC
Emory Street LLC
Grant Deed
$975,000 · Enterprise Bank & Trust Co
Feb 28, 2018
—
Emory Street LLC
—
Deed
related
$650,000 · Bank Of Sthrn Ca
Oct 25, 2017
$980,000
Emory Street LLC
Farhadi,keivan
Grant Deed
—
Jun 28, 2016
$825,000
Keivan Farhadi
Clark St Property LLC
Grant Deed
$536,250 · Private Individual
Sep 10, 2015
$600,000
Clark St Property LLC
Wolfe June T Trust
Grant Deed
—
Oct 18, 2005
—
Wolfe June T Trust
Owner Name Unavailable
Grant Deed
related
—
—
—
Emory Street LLC
—
Deed Of Trust
related
$650,000 · Bank Of Sthrn Ca
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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