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Property profile & analytics
OFF-MARKET
Estimated value
$5,750,000
Car washes
7959 Balboa Ave 61 San Diego, CA 92111-2414
Entity Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7577333
Property profile
Verified
Property type
Car washes
Use group
CAR WASH
Year built
1966
Total area
4,046 SF
Lot
0.65 ac (28,314 SF)
Zoning code
COMMERCIAL
APN
356-310-05-00
UPID
US09-7577333
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
-
LUV Car Wash Car Wash
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$5.85M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$5.75M
Owner & transaction history
Las Troyanas LLC · 5 yrs held
Las Troyanas LLC
since 2021
Last sale
$5.8M
7 recorded transactions
Zoning & alternative use
COMMERCIAL · San Diego, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$7.3M
+365.0%
Neighborhood: shopping center
$4.1M
+165.1%
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 San Diego submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs San Diego 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
$5,545,000
ML approach
$5,845,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$7,250,000
Change: +365% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$4,135,000
Change: +165% · Conversion: Difficult
Blend value · Realmo final
$5.75M
Range $5.18M – $6.33M · ±10% · vs last sale $5.80M (Jul 6 2021)
Last sale anchor
$5.80M
Jul 6 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
$1,421 / 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
$74,150
Tax year 2024
Assessed value
$6,034,320
Assessed 2024
Previous assessed
$6,034,320
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$5,202,000
Assessed improvement
$832,320
Applied tax rate
8.0000
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
Car washes
Use group
CAR WASH
Status
Off-Market
Year built
1966
Heating
NONE
Units
1
Total area
4,046 SF
Lot
0.65 ac (28,314 SF)
Zoning code
COMMERCIAL
APN
356-310-05-00
UPID
US09-7577333
Jurisdiction
SAN DIEGO
Zoning & alternative use
COMMERCIAL · San Diego, CA
Zoning COMMERCIAL · permitted uses
COMMERCIAL · San Diego, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
San Diego. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$7.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$4.1M
COMMERCIAL (GENERAL)
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
1966
Heating
NONE
Units
1
Lot
0.65 ac
Current owner
From public records · entity-resolved
Las Troyanas LLC
Entity
Mailing address
8861 VIA A JOLLA DR #13052, LA JOLLA, CA 92037
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
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 6, 2021
$5,800,000
Las Troyanas LLC
7659 Balboa LLC
Grant Deed
$2,430,000 · Wells Fargo Bank NA
May 8, 2020
—
7959 Balboa LLC
—
Deed
related
$490,000 · First Choice Bank
Jul 1, 2016
$2,215,000
7959 Balboa LLC
Palm Tree Real Estate Investments L
Grant Deed
$3,387,000 · Pacific Commerce Bank
Sep 4, 2007
$1,995,000
Palm Tree Real Estate Investments L
Herbert G Rudloff
Grant Deed
$1,300,000 · Wells Fargo Bank NA
Sep 4, 2007
—
Herbert Rudloff
Lusti Motors
Quit Claim Deed
related
—
Sep 6, 2001
—
Herbert Rudloff
Santos,richard E
Quit Claim Deed
related
—
Dec 9, 1999
$990,000
Richard E Santos
Santos,corinne T
Quit Claim Deed
$914,000 · Valle De Oro Bank
Jan 16, 1991
$935,000
Brill,edward F &
Mcbride F Norman
Trustees Deed
$477,500 · Bank Of Southern California
—
—
Brill Edward F
—
Deed Of Trust
related
$382,000 · Bank Of Southern California
—
—
Palm Tree Real Estate Invs LLC
—
Deed Of Trust
related
$945,000 · Cdc Small Business Finance Co
—
—
Herbert Rudloff
—
Deed Of Trust
related
$129,000 · Cuyamaca Bank
—
—
Herbert Rudloff
—
Deed Of Trust
related
$300,000 · Community National 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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