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Property profile & analytics
OFF-MARKET
Estimated value
$655,000
Retail space
8939 Troy St Spring Valley, CA 91977-2639
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US09-7635262
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Total area
3,075 SF
Lot
0.98 ac (42,688 SF)
Zoning code
COMMERCIAL
APN
503-290-74-00
UPID
US09-7635262
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
-
MediaPerfect (Bike/Boat/Book/etc) Store Corporate Office
-
Auto Pawn San Diego Discount Store (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$745k
Comparable Approach
Comparable
$536k
Blend (final)
Blend
$655k
Owner & transaction history
J&s Partners LLC · 4 yrs held
J&s Partners LLC
since 2022
7 recorded transactions
Zoning & alternative use
COMMERCIAL · Spring Valley, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$1.0M
+37.5%
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 Spring Valley submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Spring Valley 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%
$805,000
6.5%
$745,000
7%
$690,000
Alternative Use
Use
Estimation
RETAIL STORES
$745,000
Current use
WAREHOUSE, STORAGE
$1,025,000
Change: +38% · Conversion: Difficult
Blend value · Realmo final
$655k
Range $590k – $721k · ±10%
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
$213 / 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
$11,509
Tax year 2024
Assessed value
$920,754
Assessed 2024
Previous assessed
$920,754
+0.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$842,724
Assessed improvement
$78,030
Applied tax rate
83.0000
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
Heating
NONE
Units
1
Total area
3,075 SF
Lot
0.98 ac (42,688 SF)
Zoning code
COMMERCIAL
APN
503-290-74-00
UPID
US09-7635262
Jurisdiction
SAN DIEGO
Zoning & alternative use
COMMERCIAL · Spring Valley, CA
Zoning COMMERCIAL · permitted uses
COMMERCIAL · Spring Valley, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Spring Valley. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$745,000
WAREHOUSE, STORAGE
Est. value
$1.0M
RETAIL STORES Current
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
Heating
NONE
Units
1
Lot
0.98 ac
Current owner
From public records · entity-resolved
J&s Partners LLC
Entity
Mailing address
8939 TROY ST, SPRING VALLEY, CA 91977-2639
Mailing matches property
Yes
Owner-occupied
Yes
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
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 17, 2023
—
J & S Partners LLC
—
Deed
related
$183,101 · Wentz Family Trust
Jan 19, 2022
—
J&s Partners LLC
Jared Adame
Grant Deed
—
Dec 27, 2016
—
Jared Adame
—
Deed
related
$253,500 · Wentz Family Trust (pt)
Dec 24, 2014
—
Jared Adame
J & S Partners LLC
Quit Claim Deed
$126,000 · Dennis G & Laura J Wentz
Jun 2, 2014
$500,000
J & S Partners LLC
Glak LLC
Grant Deed
$140,000 · Dennis G Wentz
Dec 4, 2003
—
Glak LLC
Wentz,d G & Laura J
Quit Claim Deed
related
—
Dec 29, 1999
$345,000
Wentz D G
Drapeau,roger
Grant Deed
$302,000 · Borrego Springs Bank
—
—
Roger Drapeau
—
Deed Of Trust
related
$85,000 · Builders Fence Co
—
—
Roger Drapeau
—
Deed Of Trust
related
$85,000 · Builders Fence Co
—
—
Roger Drapeau
—
Deed Of Trust
related
$85,000 · Builders Fence Co
—
—
Jared Adame
—
Deed Of Trust
related
$253,500 · Wentz 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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