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Property profile & analytics
OFF-MARKET
Estimated value
$19,600,000
Apartment buildings
1052 9th St Imperial Beach, CA 91932-2851
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8277127
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1984
Total area
76,216 SF
Lot
2 ac (87,120 SF)
Zoning code
R-1:SINGLE FAM-RES
APN
626-400-68-00
UPID
US09-8277127
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
-
St James Plaza Department Store Shopping Center & Mall
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$19.49M
Comparable Approach
Comparable
$27.16M
Blend (final)
Blend
$19.60M
Owner & transaction history
Sjp Preservation LP · 4 yrs held
Sjp Preservation LP
since 2021
Last sale
$20.0M
2 recorded transactions
Zoning & alternative use
R-1:SINGLE FAM-RES · Imperial Beach, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$32.0M
+32.0%
Auto repair, garage
$29.1M
+20.1%
Office building
$27.5M
+13.4%
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
$18,920,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$21,105,000
6.5%
$19,485,000
7%
$18,090,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$24,230,000
Current use
RETAIL STORES
$31,995,000
Change: +32% · Conversion: Difficult
AUTO REPAIR, GARAGE
$29,095,000
Change: +20% · Conversion: Difficult
OFFICE BUILDING
$27,485,000
Change: +13% · Conversion: Moderate
Blend value · Realmo final
$19.60M
Range $17.64M – $21.56M · ±10% · vs last sale $20.00M (Jul 28 2021)
Last sale anchor
$20.00M
Jul 28 2021
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
$257 / 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
$29,223
Tax year 2024
Assessed value
$20,808,000
Assessed 2024
Previous assessed
$20,808,000
+0.0% YoY
Effective rate
0.14%
On assessed value
Assessed land
$6,242,400
Assessed improvement
$14,565,600
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
1984
Heating
NONE
Units
100
Total area
76,216 SF
Lot
2 ac (87,120 SF)
Zoning code
R-1:SINGLE FAM-RES
APN
626-400-68-00
UPID
US09-8277127
Jurisdiction
SAN DIEGO
Zoning & alternative use
R-1:SINGLE FAM-RES · Imperial Beach, CA
Zoning R-1:SINGLE FAM-RES · permitted uses
R-1:SINGLE FAM-RES · 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
$24.2M
RETAIL STORES
Est. value
$32.0M
AUTO REPAIR, GARAGE
Est. value
$29.1M
OFFICE BUILDING
Est. value
$27.5M
APARTMENT HOUSE (5+ UNITS) Current
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
1984
Heating
NONE
Units
100
Lot
2 ac
Current owner
From public records · entity-resolved
Sjp Preservation LP
Entity
Mailing address
2851 CAMINO DEL RIO S STE #200, SAN DIEGO, CA 92108-3841
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 18, 2022
—
Sjp Preservation LP
—
Deed
related
$18,000,000 · Citibank NA
Jul 28, 2021
$20,000,000
Sjp Preservation LP
St James Lutheran Developments INC
Grant Deed
$15,700 · Citibank NA
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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