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Property profile & analytics
OFF-MARKET
Estimated value
$10,865,000
Apartment buildings
11752 Westview Pkwy 1181 San Diego, CA 92126-5576
Entity Owned
9-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-6601102
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1998
Total area
55,460 SF
Lot
3.96 ac (172,497 SF)
Zoning code
R-3:RESTRICTED MULTIPLE
APN
318-580-02-00
UPID
US09-6601102
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
$13.64M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$10.87M
Owner & transaction history
Pmi Westview LLC · 9 yrs held
Pmi Westview LLC
since 2017
6 recorded transactions
Zoning & alternative use
R-3:RESTRICTED MULTIPLE · San Diego, 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 San Diego submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs San Diego 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%
$14,780,000
6.5%
$13,640,000
7%
$12,665,000
Blend value · Realmo final
$10.87M
Range $9.78M – $11.95M · ±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
$196 / 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
$300,293
Tax year 2024
Assessed value
$24,002,508
Assessed 2024
Previous assessed
$24,002,508
+0.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$9,813,777
Assessed improvement
$14,188,731
Applied tax rate
8.0000
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
1998
Heating
NONE
Units
49
Total area
55,460 SF
Lot
3.96 ac (172,497 SF)
Zoning code
R-3:RESTRICTED MULTIPLE
APN
318-580-02-00
UPID
US09-6601102
Jurisdiction
SAN DIEGO
Zoning & alternative use
R-3:RESTRICTED MULTIPLE · San Diego, CAZoning R-3:RESTRICTED MULTIPLE · permitted uses
R-3:RESTRICTED MULTIPLE · San Diego, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
1998
Heating
NONE
Units
49
Lot
3.96 ac
Current owner
From public records · entity-resolved
Pmi Westview LLC
Entity
Free & Clear · 9 yrs held
Mailing address
777 CALIFORNIA AVE, PALO ALTO, CA 94304-1179
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 28, 2017
—
Pmi Westview LLC
—
Grant Deed
related
$35,200,000 · Berkeley Point Cap
Jun 9, 2017
$78,225,000
Pmi Westview LLC
Real Estate Tr Of Silicon Valley
Grant Deed
—
Dec 23, 2016
—
Real Estate Tr Of Silicon Valley
Si 63 LLC
Quit Claim Deed
—
Dec 16, 2016
—
Si 63 LLC
Si Vi LLC
Quit Claim Deed
—
Feb 11, 2002
—
Si Vi LLC
Connecticut General Life Ins
Grant Deed
related
—
Dec 23, 1998
$26,530,000
Life Insur Connecticut
Pardee Construction
Grant Deed
$8,530,000 · Pardee Construction
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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