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Property profile & analytics
OFF-MARKET
Estimated value
$1,980,000
Apartment buildings
11665 Woodside Ave, Lakeside, CA 92040-2831
Entity Owned
8-yr Hold
~
Est. High Equity
Property ID
US09-9512217
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1963
Total area
10,391 SF
Lot
0.77 ac (33,541 SF)
Zoning code
COMMERCIAL
APN
382-210-15-00
UPID
US09-9512217
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
by Request
CAP Approach
CAP
$2.66M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.98M
Owner & transaction history
Mehrdad LLC · 8 yrs held
Mehrdad LLC
since 2017
7 recorded transactions
Zoning & alternative use
COMMERCIAL · Lakeside, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Lakeside submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lakeside 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$2,880,000
6.5%
$2,655,000
7%
$2,465,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$3,270,000
Current use
Blend value · Realmo final
$1.98M
Range $1.78M – $2.18M · ±10%
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
$191 / 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
$43,009
Tax year 2024
Assessed value
$2,408,518
Assessed 2024
Previous assessed
$2,408,518
+0.0% YoY
Effective rate
1.79%
On assessed value
Assessed land
$1,328,005
Assessed improvement
$1,080,513
Applied tax rate
82.0000
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
1963
Heating
NONE
Units
25
Total area
10,391 SF
Lot
0.77 ac (33,541 SF)
Zoning code
COMMERCIAL
APN
382-210-15-00
UPID
US09-9512217
Jurisdiction
SAN DIEGO
Zoning & alternative use
COMMERCIAL · Lakeside, CA
Zoning COMMERCIAL · permitted uses
COMMERCIAL · Lakeside, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Lakeside. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$3.3M
APARTMENT HOUSE (5+ UNITS) Current
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
1963
Heating
NONE
Units
25
Lot
0.77 ac
Current owner
From public records · entity-resolved
Mehrdad LLC
Entity
Mailing address
PO BOX 911005, SAN DIEGO, CA 92191-1005
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2017
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
Oct 31, 2017
—
Mehrdad LLC
Mehrdad LLC
Correction Deed
related
$1,710,000 · Mufg Union Bank NA
Oct 9, 2012
—
Mehrdad LLC
Ghamaty,ahmad A & Pari
Grant Deed
—
Aug 30, 2012
—
Foley Property Assets LLC
Foley Community Prop Trust
Quit Claim Deed
related
—
Aug 30, 2012
$1,995,000
Ahmad Ali Ghamaty
Foley Property Assets LLC
Grant Deed
$25,000 · Jpmorgan Chase Bank NA
Dec 7, 2011
—
Foley Trust
Foley,timothy & Belinda
Quit Claim Deed
related
—
Jul 6, 2005
$2,050,000
Timothy Foley
Sanderson Still & Walcott Ltd
Grant Deed
$1,250,000 · California Bank & Trust
Jun 8, 1998
$156,000
Sanderson Still & Walcott Ltd
Kuske,roger R
Grant Deed
—
Oct 26, 1995
$135,000
Roger R Kuske
Tharold E Northup Trustee
Grant Deed
related
$30,000 · Seller
—
—
Sanderson Stil & Wilcott Ltd
—
Deed Of Trust
related
$250,000 · Pacific Trust Bank
—
—
Sanderson Still
—
Deed Of Trust
related
$490,000 · Pacific Trust Bank
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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