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Property profile & analytics
OFF-MARKET
Estimated value
$5,985,000
Apartment buildings
1150 Cypress Ave 66 Imperial Beach, CA 91932-1664
Individually Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6842362
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1986
Total area
19,008 SF
Lot
0.39 ac (16,794 SF)
Zoning code
INDUSTRIAL (M ZONE)
APN
626-181-07-00
UPID
US09-6842362
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
$5.82M
CAP Approach
CAP
$4.86M
Comparable Approach
Comparable
$7.78M
Blend (final)
Blend
$5.99M
Owner & transaction history
Glenn L Goldman · 4 yrs held
Glenn L Goldman
since 2021
Last sale
$6.2M
5 recorded transactions
Zoning & alternative use
INDUSTRIAL (M ZONE) · Imperial Beach, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$9.0M
+49.3%
Retail stores
$8.0M
+32.0%
Auto repair, garage
$7.3M
+20.1%
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
$5,820,000
ML approach
$5,815,000
CAP Approach
CAP Return
Estimation
6%
$5,265,000
6.5%
$4,860,000
7%
$4,510,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$6,045,000
Current use
MEDICAL BUILDING
$9,020,000
Change: +49% · Conversion: Moderate
RETAIL STORES
$7,980,000
Change: +32% · Conversion: Difficult
AUTO REPAIR, GARAGE
$7,255,000
Change: +20% · Conversion: Difficult
OFFICE BUILDING
$6,855,000
Change: +13% · Conversion: Moderate
Blend value · Realmo final
$5.99M
Range $5.39M – $6.58M · ±10% · vs last sale $6.15M (Nov 10 2021)
Last sale anchor
$6.15M
Nov 10 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
$315 / 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
$82,606
Tax year 2024
Assessed value
$6,398,460
Assessed 2024
Previous assessed
$6,398,460
+0.0% YoY
Effective rate
1.29%
On assessed value
Assessed land
$3,121,200
Assessed improvement
$3,277,260
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
1986
Heating
NONE
Units
16
Bathrooms
24
Total area
19,008 SF
Lot
0.39 ac (16,794 SF)
Zoning code
INDUSTRIAL (M ZONE)
APN
626-181-07-00
UPID
US09-6842362
Jurisdiction
SAN DIEGO
Zoning & alternative use
INDUSTRIAL (M ZONE) · Imperial Beach, CA
Zoning INDUSTRIAL (M ZONE) · permitted uses
INDUSTRIAL (M ZONE) · 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
$6.0M
MEDICAL BUILDING
Est. value
$9.0M
RETAIL STORES
Est. value
$8.0M
AUTO REPAIR, GARAGE
Est. value
$7.3M
OFFICE BUILDING
Est. value
$6.9M
APARTMENT HOUSE (5+ UNITS) Current
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
1986
Heating
NONE
Units
16
Bathrooms
24
Lot
0.39 ac
Current owner
From public records · entity-resolved
Glenn L Goldman
Individual
Mailing address
2522 SILVER CLOUD DR, PARK CITY, UT 84060-7039
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 28, 2022
—
Glenn L Goldman
—
Deed
related
$250,000 · Jpmorgan Chase Bank NA
Nov 10, 2021
$6,150,000
Glenn L Goldman
Dale Wayne Pruitt
Grant Deed
—
Oct 31, 2017
—
Dale Wayne Pruitt
—
Deed
related
$250,000 · Jpmorgan Chase Bank NA
—
—
Pruitt Trust
—
Deed Of Trust
related
$770,000 · Washington Mutual Fsb
—
—
Robert L Pruitt
—
Deed Of Trust
related
$723,000 · Home Savings Of America
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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