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Property profile & analytics
OFF-MARKET
Estimated value
$2,590,000
Apartment buildings
1415 7th St Riverside, CA 92507-4594
Entity Owned
6-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-2964134
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1964
Construction
WOOD
Total area
6,732 SF
Lot
0.19 ac (8,276 SF)
Zoning code
R3
APN
250-190-017
UPID
US10-2964134
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
$3.34M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.32M
Blend (final)
Blend
$2.59M
Owner & transaction history
G M Tommie Properties LLC · 6 yrs held
G M Tommie Properties LLC
since 2020
Last sale
$2.6M
5 recorded transactions
Zoning & alternative use
R3 · Riverside, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$3.2M
+32.0%
Auto repair, garage
$3.0M
+23.3%
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 Riverside submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Riverside 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
$3,295,000
ML approach
$3,335,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$2,420,000
Current use
RESTAURANT
$3,190,000
Change: +32% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,985,000
Change: +23% · Conversion: Difficult
WAREHOUSE, STORAGE
$2,185,000
Change: -10% · Conversion: Difficult
MEDICAL BUILDING
$1,965,000
Change: -19% · Conversion: Moderate
Blend value · Realmo final
$2.59M
Range $2.33M – $2.85M · ±10% · vs last sale $2.60M (Jan 29 2020)
Last sale anchor
$2.60M
Jan 29 2020
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
$385 / 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
$15,756
Tax year 2024
Assessed value
$1,393,858
Assessed 2024
Previous assessed
$1,393,858
+0.0% YoY
Effective rate
1.13%
On assessed value
Assessed land
$219,799
Assessed improvement
$1,174,059
Applied tax rate
9.0000
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1964
Construction
WOOD
Heating
NONE
Stories
2
Total area
6,732 SF
Lot
0.19 ac (8,276 SF)
Zoning code
R3
APN
250-190-017
UPID
US10-2964134
Jurisdiction
RIVERSIDE
Zoning & alternative use
R3 · Riverside, CA
Zoning R3 · permitted uses
R3 · Riverside, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Riverside. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$2.4M
RESTAURANT
Est. value
$3.2M
AUTO REPAIR, GARAGE
Est. value
$3.0M
WAREHOUSE, STORAGE
Est. value
$2.2M
MEDICAL BUILDING
Est. value
$2.0M
APARTMENT HOUSE (5+ UNITS) Current
RESTAURANT
AUTO REPAIR, GARAGE
WAREHOUSE, STORAGE
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
1964
Construction
WOOD
Heating
NONE
Stories
2
Lot
0.19 ac
Current owner
From public records · entity-resolved
G M Tommie Properties LLC
Entity
Mailing address
13635 FWY DR, SANTA FE SPGS, CA 90670-5622
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
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
Jan 29, 2020
$2,600,000
G M Tommie Properties LLC
Deshmukh R Family Trust
Grant Deed
$1,350,000 · Altura Cu
Apr 24, 2006
—
Deshmukh R Family Trust
Landmark Equity Fund 114 LLC
Grant Deed
$1,075,000 · Citibank West Fsb
Jan 25, 2005
$700,000
Landmark Equity Fund 114 LLC
Fountainhead Investments LLC
Grant Deed
$1,225,000 · First Regional Bank
Nov 17, 2003
—
Fountainhead Investments LLC
Downard,gary V & Teresa L
Quit Claim Deed
related
—
Aug 2, 2002
$970,000
Gary V Downard
Fung,tr
Grant Deed
$727,500 · Abn Amro Mortgage Group INC
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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