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Property profile & analytics
OFF-MARKET
Estimated value
$18,415,000
Apartment buildings
1031 Imperial Bch Blvd Imperial Beach, CA 91932-2800
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9064889
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1973
Total area
45,582 SF
Lot
1.28 ac (55,756 SF)
Zoning code
R-3:RESTRICTED MULTIPLE
APN
632-130-45-00
UPID
US09-9064889
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
$11.65M
Comparable Approach
Comparable
$18.65M
Blend (final)
Blend
$18.42M
Owner & transaction history
F & F Casa Blanca Apratments LP · 3 yrs held
F & F Casa Blanca Apratments LP
since 2023
Last sale
$19.0M
5 recorded transactions
Zoning & alternative use
R-3:RESTRICTED MULTIPLE · Imperial Beach, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$29.9M
+106.2%
Medical building
$21.6M
+49.3%
Retail stores
$19.1M
+32.0%
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 Imperial Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Imperial Beach 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
$17,010,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$12,625,000
6.5%
$11,650,000
7%
$10,820,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$14,490,000
Current use
RESTAURANT
$29,885,000
Change: +106% · Conversion: Difficult
MEDICAL BUILDING
$21,630,000
Change: +49% · Conversion: Moderate
RETAIL STORES
$19,135,000
Change: +32% · Conversion: Difficult
AUTO REPAIR, GARAGE
$17,400,000
Change: +20% · Conversion: Difficult
OFFICE BUILDING
$16,435,000
Change: +13% · Conversion: Moderate
Blend value · Realmo final
$18.42M
Range $16.57M – $20.26M · ±10% · vs last sale $19.00M (Jun 7 2023)
Last sale anchor
$19.00M
Jun 7 2023
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
$404 / 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
$249,259
Tax year 2024
Assessed value
$19,326,904
Assessed 2024
Previous assessed
$19,326,904
+0.0% YoY
Effective rate
1.29%
On assessed value
Assessed land
$10,200,000
Assessed improvement
$9,126,904
Applied tax rate
14.0000
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
1973
Heating
NONE
Units
64
Total area
45,582 SF
Lot
1.28 ac (55,756 SF)
Zoning code
R-3:RESTRICTED MULTIPLE
APN
632-130-45-00
UPID
US09-9064889
Jurisdiction
SAN DIEGO
Zoning & alternative use
R-3:RESTRICTED MULTIPLE · Imperial Beach, CA
Zoning R-3:RESTRICTED MULTIPLE · permitted uses
R-3:RESTRICTED MULTIPLE · Imperial Beach, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Imperial Beach. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$14.5M
RESTAURANT
Est. value
$29.9M
MEDICAL BUILDING
Est. value
$21.6M
RETAIL STORES
Est. value
$19.1M
AUTO REPAIR, GARAGE
Est. value
$17.4M
OFFICE BUILDING
Est. value
$16.4M
APARTMENT HOUSE (5+ UNITS) Current
RESTAURANT
MEDICAL BUILDING
RETAIL STORES
AUTO REPAIR, GARAGE
OFFICE 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
1973
Heating
NONE
Units
64
Lot
1.28 ac
Current owner
From public records · entity-resolved
F & F Casa Blanca Apratments LP
Entity
Mailing address
4060 30TH ST, SAN DIEGO, CA 92104-2602
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
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
Nov 5, 2025
—
F & F Casa Blanca Apartments LP
—
Deed
related
$18,200,000 · Key Bank NA
Jun 7, 2023
$19,000,000
F & F Casa Blanca Apratments LP
Scott C Tolstad
Grant Deed
$13,000,000 · Haynes Trust
Feb 2, 2017
—
Scott C Tolstad
Scott C Tolstad
Intrafamily Transfer
related
$1,960,000 · Wells Fargo Bank NA
Nov 7, 2006
—
Haynes Trust A
Haynes Trust
Quit Claim Deed
related
—
—
—
Haynes,tr
—
Deed Of Trust
related
$1,600,000 · Washington Mutual Fsb
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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