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Property profile & analytics
OFF-MARKET
Estimated value
$1,755,000
Apartment buildings
1190 13th St A Imperial Beach, CA 91932-3640
Entity Owned
1-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-6836350
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1975
Total area
3,880 SF
Lot
0.13 ac (5,756 SF)
Zoning code
COMMERCIAL
APN
633-022-12-00
UPID
US09-6836350
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
$2.17M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.59M
Blend (final)
Blend
$1.76M
Owner & transaction history
Kahn Family Partnership LLC · 1 yrs held
Kahn Family Partnership LLC
since 2025
Last sale
$1.7M
7 recorded transactions
Zoning & alternative use
COMMERCIAL · Imperial Beach, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$1.8M
+49.3%
Retail stores
$1.6M
+32.0%
Auto repair, garage
$1.5M
+20.1%
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
$2,335,000
ML approach
$2,170,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$1,235,000
Current use
MEDICAL BUILDING
$1,840,000
Change: +49% · Conversion: Moderate
RETAIL STORES
$1,630,000
Change: +32% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,480,000
Change: +20% · Conversion: Difficult
OFFICE BUILDING
$1,400,000
Change: +13% · Conversion: Moderate
WAREHOUSE, STORAGE
$1,100,000
Change: -11% · Conversion: Difficult
Blend value · Realmo final
$1.76M
Range $1.58M – $1.93M · ±10% · vs last sale $1.72M (Jan 23 2025)
Last sale anchor
$1.72M
Jan 23 2025
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
$452 / 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
$22,942
Tax year 2024
Assessed value
$1,819,971
Assessed 2024
Previous assessed
$1,819,971
+0.0% YoY
Effective rate
1.26%
On assessed value
Assessed land
$838,354
Assessed improvement
$981,617
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
1975
Heating
NONE
Units
6
Bathrooms
6
Total area
3,880 SF
Lot
0.13 ac (5,756 SF)
Zoning code
COMMERCIAL
APN
633-022-12-00
UPID
US09-6836350
Jurisdiction
SAN DIEGO
Zoning & alternative use
COMMERCIAL · Imperial Beach, CA
Zoning COMMERCIAL · permitted uses
COMMERCIAL · 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
$1.2M
MEDICAL BUILDING
Est. value
$1.8M
RETAIL STORES
Est. value
$1.6M
AUTO REPAIR, GARAGE
Est. value
$1.5M
OFFICE BUILDING
Est. value
$1.4M
WAREHOUSE, STORAGE
Est. value
$1.1M
APARTMENT HOUSE (5+ UNITS) Current
MEDICAL BUILDING
RETAIL STORES
AUTO REPAIR, GARAGE
OFFICE BUILDING
WAREHOUSE, STORAGE
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
1975
Heating
NONE
Units
6
Bathrooms
6
Lot
0.13 ac
Current owner
From public records · entity-resolved
Kahn Family Partnership LLC
Entity
Free & Clear · 1 yrs held
Mailing address
8534 SUGARMAN DR, LA JOLLA, CA 92037-2227
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 6, 2025
—
Kahn Family Extended Properties LLC
—
Deed
related
$500,000 · California Cu
Jan 23, 2025
—
Kahn Family Partnership LLC
Kahn Family Partnership
Deed
related
—
Feb 11, 2021
$1,715,000
Kahn Family Partnership
1190 13street LLC
Grant Deed
$500,000 · California Cu
May 2, 2014
$760,000
1190 13street LLC
The Manuela Bump Living Trust
Grant Deed
$553,000 · Jpmorgan Chase Bank NA
Jul 6, 2004
—
Bump,tr
Bump,manuela
Quit Claim Deed
related
—
May 21, 2004
$810,500
Manuela G Bump
Evans,marvin R
Grant Deed
$547,000 · Home Bank Of California
Jun 15, 1988
—
Marvin R Evans
Evans Marvin R
Quit Claim Deed
related
$21,058 · Coast Federal 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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