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Property profile & analytics
OFF-MARKET
Estimated value
$5,955,000
Retail space
905 Playa Ave Sand City, CA 93955-3180
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US09-2450814
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1997
Construction
TILT-UP CONCRETE
Total area
27,486 SF
Lot
2.15 ac (93,610 SF)
APN
011-011-048-000
UPID
US09-2450814
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$6.13M
Comparable Approach
Comparable
$4.24M
Blend (final)
Blend
$5.96M
Owner & transaction history
Monterey Peninsula Invs LLC · 6 yrs held
Monterey Peninsula Invs LLC
since 2019
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$8.5M
+6.2%
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 Sand City submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sand City 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%
$6,635,000
6.5%
$6,125,000
7%
$5,690,000
Alternative Use
Use
Estimation
RETAIL STORES
$8,010,000
Current use
MEDICAL BUILDING
$8,510,000
Change: +6% · Conversion: Difficult
Blend value · Realmo final
$5.96M
Range $5.36M – $6.55M · ±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
$217 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$122,595
Tax year 2023
Assessed value
$11,300,167
Assessed 2023
Previous assessed
$11,300,167
+0.0% YoY
Effective rate
1.08%
On assessed value
Assessed land
$6,412,188
Assessed improvement
$4,887,979
Applied tax rate
11.0000
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
1997
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
1
Total area
27,486 SF
Lot
2.15 ac (93,610 SF)
APN
011-011-048-000
UPID
US09-2450814
Jurisdiction
MONTEREY
Zoning & alternative use
Zoning · permitted uses
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
$8.0M
MEDICAL BUILDING
Est. value
$8.5M
RETAIL STORES Current
MEDICAL 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
1997
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
1
Lot
2.15 ac
Current owner
From public records · entity-resolved
Monterey Peninsula Invs LLC
Entity
Mailing address
1919 GRAND CANAL BLVD STE B5, STOCKTON, CA 95207-8114
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 15, 2019
$10,750,000
Monterey Peninsula Invs LLC
Mo Gold River LLC
Grant Deed
—
May 11, 2010
$3,050,000
Mo Gold River LLC
Orix Capital Markets LLC
Grant Deed
$3,430,000 · Presidio Bank
Jan 29, 2010
$1,575,000
Asset Securitization 1997-d5
Assured Lender Svcs INC
Trustees Deed
related
—
May 5, 1997
$4,400,000
Bond-circuit Xi Delaware Trust
Circuit City Stores West Coast
Grant Deed
related
$4,269,907 · Nomura Asset Capital Corp
—
—
Mo Gold River LLC
—
Deed Of Trust
related
$3,400,000 · Symetra Life Insurance Co
—
—
Mo Gold River LLC
—
Deed Of Trust
related
$2,700,121 · Presidio 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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