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Property profile & analytics
OFF-MARKET
Estimated value
$2,425,000
Apartment buildings
1151 Grv Ave 63 Imperial Beach, CA 91932-3508
Individually Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7529954
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1974
Total area
5,104 SF
Lot
0.43 ac (18,755 SF)
Zoning code
R-4:MULTIPLE RESIDENTIAL
APN
633-150-80-00
UPID
US09-7529954
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
$2.43M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.04M
Blend (final)
Blend
$2.43M
Owner & transaction history
Juanito Valdez De Vera · 1 yrs held
Juanito Valdez De Vera
since 2024
Last sale
$2.4M
7 recorded transactions
Zoning & alternative use
R-4:MULTIPLE RESIDENTIAL · Imperial Beach, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$3.3M
+106.2%
Medical building
$2.4M
+49.3%
Retail stores
$2.1M
+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
$2,425,000
ML approach
$2,425,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$1,625,000
Current use
RESTAURANT
$3,345,000
Change: +106% · Conversion: Difficult
MEDICAL BUILDING
$2,420,000
Change: +49% · Conversion: Moderate
RETAIL STORES
$2,145,000
Change: +32% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,950,000
Change: +20% · Conversion: Difficult
OFFICE BUILDING
$1,840,000
Change: +13% · Conversion: Moderate
Blend value · Realmo final
$2.43M
Range $2.18M – $2.67M · ±10% · vs last sale $2.43M (Jul 25 2024)
Last sale anchor
$2.43M
Jul 25 2024
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
$475 / 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
$21,681
Tax year 2024
Assessed value
$1,566,785
Assessed 2024
Previous assessed
$1,566,785
+0.0% YoY
Effective rate
1.38%
On assessed value
Assessed land
$812,407
Assessed improvement
$754,378
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
1974
Heating
NONE
Units
6
Bathrooms
6
Total area
5,104 SF
Lot
0.43 ac (18,755 SF)
Zoning code
R-4:MULTIPLE RESIDENTIAL
APN
633-150-80-00
UPID
US09-7529954
Jurisdiction
SAN DIEGO
Zoning & alternative use
R-4:MULTIPLE RESIDENTIAL · Imperial Beach, CA
Zoning R-4:MULTIPLE RESIDENTIAL · permitted uses
R-4:MULTIPLE RESIDENTIAL · 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
$1.6M
RESTAURANT
Est. value
$3.3M
MEDICAL BUILDING
Est. value
$2.4M
RETAIL STORES
Est. value
$2.1M
AUTO REPAIR, GARAGE
Est. value
$2.0M
OFFICE BUILDING
Est. value
$1.8M
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
1974
Heating
NONE
Units
6
Bathrooms
6
Lot
0.43 ac
Current owner
From public records · entity-resolved
Juanito Valdez De Vera
Individual
Mailing address
3451 WILLOW ST, BONITA, CA 91902-1223
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 25, 2024
$2,425,000
Juanito Valdez De Vera
Mark H Nys
Grant Deed
$500,000 · Jpmorgan Chase Bank NA
Aug 22, 2019
—
Special Default Service INC
—
Deed
related
$1,204,000 · First Foundation Bank
Mar 8, 2016
$1,350,000
Mark H Nys
Ernestina Gonzales Kreutzkamp
Grant Deed
$900,000 · Mission FCU
Jan 12, 2016
—
Ernestina G Kreutzkamp
Kreutzkamp,charles F
Affidavit Of Death
related
—
Sep 10, 2015
—
Kreutzkamp Separate Prop Trust
Kreutzkamp 2000 Trust
Quit Claim Deed
related
—
Mar 30, 2009
—
Kreutzkamp 2000 Trust
Imperial Villa Apartments
Grant Deed
—
Sep 14, 2007
—
Imperial Villa Apartments
Kreutzkamp 2000 Trust
Grant Deed
—
Feb 22, 2006
—
Larry C Weatherred
Weatherred,lori A
Quit Claim Deed
—
Jul 22, 2005
—
Elaine Kiewlich
Weatherred C J Trust
Quit Claim Deed
related
—
Mar 24, 2005
—
Sherry Pennington
Weatherred,curtis J
Affidavit Of Death
related
—
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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