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Property profile & analytics
OFF-MARKET
Estimated value
$27,785,000
Apartment buildings
10850 Jamacha Blvd Spring Valley, CA 91978-1900
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US09-7127130
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1985
Total area
96,140 SF
Lot
3.65 ac (158,994 SF)
Zoning code
R-4:MULTIPLE RESIDENTIAL
APN
506-010-24-00
UPID
US09-7127130
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
-
Lei'd by Rosery Florist Wedding Service
-
Calavo Apartments Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$24.58M
Comparable Approach
Comparable
$28.67M
Blend (final)
Blend
$27.79M
Owner & transaction history
10850 Jamacha Ca LP · 4 yrs held
10850 Jamacha Ca LP
since 2021
Last sale
$29.1M
7 recorded transactions
Zoning & alternative use
R-4:MULTIPLE RESIDENTIAL · Spring Valley, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$45.6M
+107.1%
Auto repair, garage
$36.7M
+66.6%
Office building
$34.7M
+57.4%
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 Spring Valley submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Spring Valley 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
$27,515,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$26,625,000
6.5%
$24,575,000
7%
$22,820,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$22,030,000
Current use
MEDICAL BUILDING
$45,625,000
Change: +107% · Conversion: Moderate
AUTO REPAIR, GARAGE
$36,700,000
Change: +67% · Conversion: Difficult
OFFICE BUILDING
$34,665,000
Change: +57% · Conversion: Moderate
WAREHOUSE, STORAGE
$32,015,000
Change: +45% · Conversion: Difficult
Blend value · Realmo final
$27.79M
Range $25.01M – $30.56M · ±10% · vs last sale $29.09M (Aug 26 2021)
Last sale anchor
$29.09M
Aug 26 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
$289 / 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
$419,007
Tax year 2024
Assessed value
$30,335,625
Assessed 2024
Previous assessed
$30,335,625
+0.0% YoY
Effective rate
1.38%
On assessed value
Assessed land
$11,444,400
Assessed improvement
$18,891,225
Applied tax rate
59.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
1985
Heating
NONE
Units
116
Total area
96,140 SF
Lot
3.65 ac (158,994 SF)
Zoning code
R-4:MULTIPLE RESIDENTIAL
APN
506-010-24-00
UPID
US09-7127130
Jurisdiction
SAN DIEGO
Zoning & alternative use
R-4:MULTIPLE RESIDENTIAL · Spring Valley, CA
Zoning R-4:MULTIPLE RESIDENTIAL · permitted uses
R-4:MULTIPLE RESIDENTIAL · Spring Valley, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Spring Valley. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$22.0M
MEDICAL BUILDING
Est. value
$45.6M
AUTO REPAIR, GARAGE
Est. value
$36.7M
OFFICE BUILDING
Est. value
$34.7M
WAREHOUSE, STORAGE
Est. value
$32.0M
APARTMENT HOUSE (5+ UNITS) Current
MEDICAL BUILDING
AUTO REPAIR, GARAGE
OFFICE BUILDING
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
Year built
1985
Heating
NONE
Units
116
Lot
3.65 ac
Current owner
From public records · entity-resolved
10850 Jamacha Ca LP
Entity
Mailing address
PO BOX A3878, CHICAGO, IL 60690-3878
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 26, 2021
$29,085,500
10850 Jamacha Ca LP
623 Calavo Woods LLC
Grant Deed
$1,000 · Bank Of America NA
Aug 21, 2018
—
623 Calavo Woods LLC
Laurie Anne Victoria
Grant Deed
—
Jun 22, 2001
—
Prebys Trust
—
Deed Of Trust
related
$10,000,000 · Union Bank Of California
May 22, 1998
$4,255,000
Conrad Prebys Trustee
Loughnane,patrick
Trustees Deed
—
Jan 29, 1998
$10,000
Lanco Exchange INC
Loughanme Trust
Grant Deed
related
—
—
—
Prebys,conrad Trust
—
Deed Of Trust
related
$11,025,000 · Union Bank
—
—
Prebys Conrad Trust
—
Deed Of Trust
related
$10,000,000 · Union Bank Of California
—
—
Prebys Trust
—
Deed Of Trust
related
$5,000,000 · Union Bank Of California
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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