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Property profile & analytics
OFF-MARKET
Estimated value
$3,810,000
Apartment buildings
1165 B St Brawley, CA 92227-2090
Entity Owned
4-yr Hold
Property ID
US09-6752061
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1982
Total area
20,864 SF
Lot
2.06 ac (89,733 SF)
APN
047-222-050-000
UPID
US09-6752061
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
$3.66M
CAP Approach
CAP
$2.67M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.81M
Owner & transaction history
Hpd Spring Encino II LP · 4 yrs held
Hpd Spring Encino II LP
since 2021
Last sale
$3.9M
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$2.8M
+74.5%
Restaurant
$2.3M
+44.4%
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 Brawley submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Brawley 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
$3,770,000
ML approach
$3,655,000
CAP Approach
CAP Return
Estimation
6%
$2,885,000
6.5%
$2,665,000
7%
$2,475,000
Alternative Use
Use
Estimation
RETAIL STORES
$2,825,000
Change: +74% · Conversion: Difficult
RESTAURANT
$2,340,000
Change: +44% · Conversion: Difficult
Blend value · Realmo final
$3.81M
Range $3.43M – $4.19M · ±10% · vs last sale $3.91M (Dec 13 2021)
Last sale anchor
$3.91M
Dec 13 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
$183 / 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
$8
Tax year 2024
Assessed value
$1,810,296
Assessed 2024
Previous assessed
$1,810,296
+0.0% YoY
Effective rate
0.00%
On assessed value
Assessed land
$374,544
Assessed improvement
$1,435,752
Applied tax rate
1.0000
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
1982
Heating
NONE
Units
32
Bathrooms
1
Total area
20,864 SF
Lot
2.06 ac (89,733 SF)
APN
047-222-050-000
UPID
US09-6752061
Jurisdiction
IMPERIAL
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES
Est. value
$2.8M
RESTAURANT
Est. value
$2.3M
RETAIL STORES
RESTAURANT
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
1982
Heating
NONE
Units
32
Bathrooms
1
Lot
2.06 ac
Current owner
From public records · entity-resolved
Hpd Spring Encino II LP
Entity
Mailing address
1401 DOVE ST, COSTA MESA, CA 92626
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
Jun 8, 2023
—
Hpd Spring Encino II LP
—
Deed
related
$5,500,000 · Bonneville Mortgage Co
Jul 12, 2022
—
Hpd Spring Encino II LP
—
Deed
related
—
Dec 13, 2021
$3,911,000
Hpd Spring Encino II LP
Hpd Spring Encino L P
Grant Deed
$1,767,000 · Usda
Mar 23, 2004
—
Hpd Spring-encino LP
Encino Village
Quit Claim Deed
related
—
Jan 1, 1981
—
Encino Village
—
Grant Deed
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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