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Property profile & analytics
OFF-MARKET
Estimated value
$560,000
Retail space
905 Washington Ave El Cajon, CA 92020-4935
Individually Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8830405
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Total area
2,776 SF
Lot
0.16 ac (7,110 SF)
Zoning code
RESTRICTED COMMERCIAL
APN
492-011-18-00
UPID
US09-8830405
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
$560k
CAP Approach
CAP
$515k
Comparable Approach
Comparable
$453k
Blend (final)
Blend
$560k
Owner & transaction history
Victor Quoc Phan · 1 yrs held
Victor Quoc Phan
since 2025
Last sale
$650,000
7 recorded transactions
Zoning & alternative use
RESTRICTED COMMERCIAL · El Cajon, 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 El Cajon submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs El Cajon 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
$530,000
ML approach
$560,000
CAP Approach
CAP Return
Estimation
6%
$560,000
6.5%
$515,000
7%
$480,000
Alternative Use
Use
Estimation
RETAIL STORES
$795,000
Current use
WAREHOUSE, STORAGE
$765,000
Change: -4% · Conversion: Difficult
Blend value · Realmo final
$560k
Range $504k – $616k · ±10% · vs last sale $650k (May 2 2025)
Last sale anchor
$650k
May 2 2025
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
$202 / 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
$4,880
Tax year 2024
Assessed value
$262,284
Assessed 2024
Previous assessed
$262,284
+0.0% YoY
Effective rate
1.86%
On assessed value
Assessed land
$197,024
Assessed improvement
$65,260
Applied tax rate
3.0000
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
2
Total area
2,776 SF
Lot
0.16 ac (7,110 SF)
Zoning code
RESTRICTED COMMERCIAL
APN
492-011-18-00
UPID
US09-8830405
Jurisdiction
SAN DIEGO
Zoning & alternative use
RESTRICTED COMMERCIAL · El Cajon, CA
Zoning RESTRICTED COMMERCIAL · permitted uses
RESTRICTED COMMERCIAL · El Cajon, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
El Cajon. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$795,000
WAREHOUSE, STORAGE
Est. value
$765,000
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
2
Lot
0.16 ac
Current owner
From public records · entity-resolved
Victor Quoc Phan
Individual
Mailing address
10771 BLACK MTN RD SPC #111, SAN DIEGO, CA 92126-2957
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
17 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 1, 2025
—
Victor Quoc Phan
—
Deed
related
$528,000 · United Wholesale Mortgage
May 2, 2025
$650,000
Victor Quoc Phan
Guoxiong Liang
Grant Deed
$520,000 · United Wholesale Mortgage
Mar 7, 2022
—
Guoxiong Liang
Sean Liang Guoxiong
Intrafamily Transfer
related
—
Mar 6, 2012
—
Guoxiong S Liang
Liang,guoxiong S
Quit Claim Deed
related
—
Feb 13, 2012
$213,000
Guoxiong S Liang
Townsend Family Trust
Grant Deed
—
Feb 13, 2012
—
Guoxiong S Liang
Ou,xiaoyun S
Grant Deed
related
—
Jan 11, 2010
—
Townsend Family Trust
Townsend,russell L
Affidavit Of Death
related
—
Mar 4, 2009
—
Townsend Family Trust
Townsend,russell L
Quit Claim Deed
related
—
Feb 24, 2006
—
Russell L Townsend
Russell L Townsend
Intrafamily Transfer
related
$371,000 · First Federal Bank Of California
Aug 8, 2005
—
Russell L Townsend
Townsend Family Trust
Quit Claim Deed
related
$100,000 · Jerry L & Norma J Scantlin
Jun 10, 2004
—
Townsend,tr
Townsend,russell L
Quit Claim Deed
related
—
Jan 8, 2004
—
Russell L Townsend
Townsend,elizabeth
Quit Claim Deed
related
—
Jun 4, 2001
$169,000
Russell Townsend
Eugene Overway Trustee
Grant Deed
$135,200 · Indymac Bank Fsb
May 6, 1996
$106,000
Gene Overway Accountancy Corp
Lamoyne G Gammill Trustee
Grant Deed
$64,000 · Individual
—
—
Russell Townsend
—
Deed Of Trust
related
$141,500 · First Federal Bank Ca
—
—
Russell L Townsend
—
Deed Of Trust
related
$245,000 · First Federal Bank Ca
—
—
Thomas D Gammill
—
Deed Of Trust
related
$33,000 · Grossmont 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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