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Property profile & analytics
OFF-MARKET
Estimated value
$765,000
Retail space
7956 Lester Ave Lemon Grove, CA 91945-1822
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US09-9600463
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1986
Total area
3,898 SF
Lot
0.27 ac (11,675 SF)
Zoning code
COMMERCIAL
APN
475-472-18-00
UPID
US09-9600463
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
-
San Diego Interfaith Housing Foundation Social Service Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$780k
CAP Approach
CAP
$940k
Comparable Approach
Comparable
$850k
Blend (final)
Blend
$765k
Owner & transaction history
Interfaith Housing Assistance Corp · 3 yrs held
Interfaith Housing Assistance Corp
since 2023
Last sale
$750,000
4 recorded transactions
Zoning & alternative use
COMMERCIAL · Lemon Grove, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
$780,000
ML approach
$780,000
CAP Approach
CAP Return
Estimation
6%
$1,020,000
6.5%
$940,000
7%
$875,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$1,105,000
Change: -15% · Conversion: Difficult
Blend value · Realmo final
$765k
Range $689k – $842k · ±10% · vs last sale $750k (Apr 5 2023)
Last sale anchor
$750k
Apr 5 2023
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
$196 / 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
$13,685
Tax year 2024
Assessed value
$1,024,921
Assessed 2024
Previous assessed
$1,024,921
+0.0% YoY
Effective rate
1.34%
On assessed value
Assessed land
$614,954
Assessed improvement
$409,967
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
1986
Heating
NONE
Units
1
Total area
3,898 SF
Lot
0.27 ac (11,675 SF)
Zoning code
COMMERCIAL
APN
475-472-18-00
UPID
US09-9600463
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
WAREHOUSE, STORAGE
Est. value
$1.1M
WAREHOUSE, STORAGE
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
1986
Heating
NONE
Units
1
Lot
0.27 ac
Current owner
From public records · entity-resolved
Interfaith Housing Assistance Corp
Entity
Mailing address
7956 LESTER AVE, LEMON GROVE, CA 91945-1822
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2023
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
Apr 5, 2023
—
Interfaith Housing Assistance Corp
San Diego Interfaith Housing Founda
Quit Claim Deed
related
—
Nov 19, 2004
$750,000
San Diego Interfaith Hsng Foun
Ghianni,buono J & Carol A
Grant Deed
—
—
—
Buono J Ghianni
—
Deed Of Trust
related
$164,000 · Valle De Oro Bank
—
—
Buono J Ghianni
—
Deed Of Trust
related
$225,000 · La Jolla Loans INC
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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