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Property profile & analytics
OFF-MARKET
Estimated value
$3,315,000
Apartment buildings
1230 Presidio Blvd Pacific Grove, CA 93950-5436
Individually Owned
4-yr Hold
Free & Clear
Property ID
US09-3364692
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1971
Construction
WOOD
Total area
6,116 SF
Lot
0.19 ac (8,072 SF)
APN
007-601-025-000
UPID
US09-3364692
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
$3.05M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.38M
Blend (final)
Blend
$3.32M
Owner & transaction history
John B Howard · 4 yrs held
John B Howard
since 2022
Last sale
$3.6M
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$3.4M
+41.0%
Restaurant
$3.3M
+37.0%
Office building
$2.5M
+4.7%
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 Pacific Grove submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Pacific Grove 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
$3,120,000
ML approach
$3,045,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$2,420,000
Current use
COMMERCIAL (GENERAL)
$3,410,000
Change: +41% · Conversion: Moderate
RESTAURANT
$3,315,000
Change: +37% · Conversion: Difficult
OFFICE BUILDING
$2,530,000
Change: +5% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$2,515,000
Change: +4% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,440,000
Change: +1% · Conversion: Difficult
Blend value · Realmo final
$3.32M
Range $2.98M – $3.65M · ±10% · vs last sale $3.55M (May 20 2022)
Last sale anchor
$3.55M
May 20 2022
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
$542 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$40,029
Tax year 2023
Assessed value
$3,622,200
Assessed 2023
Previous assessed
$3,622,200
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$1,326,000
Assessed improvement
$2,296,200
Applied tax rate
4.0000
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
1971
Construction
WOOD
Heating
NONE
Stories
3
Units
8
Rooms
40
Bathrooms
8
Total area
6,116 SF
Lot
0.19 ac (8,072 SF)
APN
007-601-025-000
UPID
US09-3364692
Jurisdiction
MONTEREY
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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$2.4M
COMMERCIAL (GENERAL)
Est. value
$3.4M
RESTAURANT
Est. value
$3.3M
OFFICE BUILDING
Est. value
$2.5M
INDUSTRIAL (GENERAL)
Est. value
$2.5M
AUTO REPAIR, GARAGE
Est. value
$2.4M
APARTMENT HOUSE (5+ UNITS) Current
COMMERCIAL (GENERAL)
RESTAURANT
OFFICE BUILDING
INDUSTRIAL (GENERAL)
AUTO REPAIR, GARAGE
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
1971
Construction
WOOD
Heating
NONE
Stories
3
Units
8
Rooms
40
Bathrooms
8
Lot
0.19 ac
Current owner
From public records · entity-resolved
John B Howard
Individual
Free & Clear · 4 yrs held
Mailing address
2440 BERT DR #101, HOLLISTER, CA 95023-2504
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 20, 2022
$3,550,000
John B Howard
Presidio Apartments LLC
Grant Deed
—
Apr 9, 2021
$2,100,000
Presidio Apartments LLC
Shirley B Garner
Grant Deed
$1,470,000 · Calvin Garner
—
—
Calvin G Garner
—
Deed Of Trust
related
$390,000 · Bay View 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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