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Property profile & analytics
OFF-MARKET
Estimated value
$1,010,000
Retail space
8354 University Ave La Mesa, CA 91942-9323
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9156163
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1985
Total area
1,424 SF
Lot
0.16 ac (6,809 SF)
Zoning code
COMMERCIAL
APN
494-160-10-00
UPID
US09-9156163
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
-
P Smythe Water Repairs Big Box & Wholesale Store (Bike/Boat/Book/etc) Store
-
Blondies International Hair Hair Salon Nail Salon
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$985k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$842k
Blend (final)
Blend
$1.01M
Owner & transaction history
Hx2 Holdings LLC · 3 yrs held
Hx2 Holdings LLC
since 2022
Last sale
$1.0M
5 recorded transactions
Zoning & alternative use
COMMERCIAL · La Mesa, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$1.3M
+116.3%
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 La Mesa submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs La Mesa 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
$1,015,000
ML approach
$985,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$1,285,000
Change: +116% · Conversion: Moderate
Blend value · Realmo final
$1.01M
Range $909k – $1.11M · ±10% · vs last sale $1.02M (Oct 21 2022)
Last sale anchor
$1.02M
Oct 21 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
$709 / 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
$12,741
Tax year 2024
Assessed value
$1,040,400
Assessed 2024
Previous assessed
$1,040,400
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$632,400
Assessed improvement
$408,000
Applied tax rate
5.0000
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
Bathrooms
2
Total area
1,424 SF
Lot
0.16 ac (6,809 SF)
Zoning code
COMMERCIAL
APN
494-160-10-00
UPID
US09-9156163
Jurisdiction
SAN DIEGO
Zoning & alternative use
COMMERCIAL · La Mesa, CA
Zoning COMMERCIAL · permitted uses
COMMERCIAL · La Mesa, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
La Mesa. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.3M
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
1985
Heating
NONE
Units
1
Bathrooms
2
Lot
0.16 ac
Current owner
From public records · entity-resolved
Hx2 Holdings LLC
Entity
Mailing address
3740 4TH AVE, SAN DIEGO, CA 92103-4203
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 21, 2022
$1,020,000
Hx2 Holdings LLC
Mkb Associates LLC
Grant Deed
$950,000 · Marc Aaron INC
Apr 2, 2019
—
Mkb Associates LLC
Asaro Family Trust
Quit Claim Deed
—
Aug 24, 2018
$760,000
Asaro Family Trust
Demars,joseph
Grant Deed
—
Feb 2, 2018
—
Richard Whitaker
Whitaker,laura E
Quit Claim Deed
related
—
Feb 2, 2018
$440,000
Richard Whitaker
Doherty,john K
Grant Deed
$200,000 · Sader Family Trust (pt)
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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