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Property profile & analytics
OFF-MARKET
Estimated value
$935,000
Apartment buildings
1175 Villa St Riverside, CA 92507-1348
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-1065371
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1959
Construction
WOOD
Total area
4,632 SF
Lot
0.33 ac (14,374 SF)
Zoning code
R2
APN
247-102-010
UPID
US09-1065371
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
$970k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$935k
Owner & transaction history
Golden Opportunity II Holdings LP · 1 yrs held
Golden Opportunity II Holdings LP
since 2025
7 recorded transactions
Zoning & alternative use
R2 · Riverside, 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 Riverside submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Riverside 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%
$1,050,000
6.5%
$970,000
7%
$900,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$1,500,000
Change: -10% · Conversion: Difficult
MEDICAL BUILDING
$1,350,000
Change: -19% · Conversion: Moderate
Blend value · Realmo final
$935k
Range $842k – $1.03M · ±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
$202 / 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
$12,019
Tax year 2024
Assessed value
$1,083,799
Assessed 2024
Previous assessed
$1,083,799
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$313,874
Assessed improvement
$769,925
Applied tax rate
88.0000
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
1959
Construction
WOOD
Heating
NONE
Stories
1
Units
7
Total area
4,632 SF
Lot
0.33 ac (14,374 SF)
Zoning code
R2
APN
247-102-010
UPID
US09-1065371
Jurisdiction
RIVERSIDE
Zoning & alternative use
R2 · Riverside, CA
Zoning R2 · permitted uses
R2 · Riverside, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Riverside. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE
Est. value
$1.5M
MEDICAL BUILDING
Est. value
$1.4M
WAREHOUSE, STORAGE
MEDICAL 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
1959
Construction
WOOD
Heating
NONE
Stories
1
Units
7
Lot
0.33 ac
Current owner
From public records · entity-resolved
Golden Opportunity II Holdings LP
Entity
Mailing address
4900 SANTA ANITA AVE STE 2C, EL MONTE, CA 91731-1490
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 28, 2025
—
Golden Opportunity II Holdings LP
Group V San Bernardino LP
Grant Deed
$3,585,000 · Standard Insurance Co
Apr 27, 2022
—
Group V San Bernardino LP
Group Xiii Properties LP
Grant Deed
$3,020,100 · East West Bank
Feb 14, 2019
—
Ruby H Lai
Lai,taming
Quit Claim Deed
—
Feb 14, 2019
$4,680,000
Group Xiii Properties LP
Ruby H Lai
Grant Deed
—
Oct 23, 2012
—
Hgrove Investment LLC
Tomblin & Associates
Grant Deed
$628,570 · Wells Fargo Bank NA
Mar 12, 2002
$30,000
Tomblin
Zamarron,fidencio
Grant Deed
related
—
Jul 24, 2000
$115,000
Abdul Simjee
Buff,marie L
Grant Deed
$115,000 · Linden Properties INC
Nov 1, 1989
$180,000
San Gabriel Fina
Skerik Sharon L
Trustees Deed
related
—
Nov 1, 1989
—
Ordway Hazel B
San Gabriel Fina
Trustees Deed
related
—
—
—
Tomblin & Associates Gp
—
Deed Of Trust
related
$950,000 · Ruby Lai
—
—
Tomblin & Associates
—
Deed Of Trust
related
$1,012,000 · Citibank West Fsb
—
—
Tomblin & Associates
—
Deed Of Trust
related
$650,000 · Sunphalia Fin'l Tower INC
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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