12325 Lakeshore Dr Lakeside, CA 92040-3043
Entity Owned
1-yr Hold
Absentee Owner
Free & Clear
Estimated value (blended)
$1.42M
Range $1.27M – $1.56M (±10%)
Property ID
US09-9408617
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1990
Total area
11,200 SF
Lot
0.51 ac (22,365 SF)
Zoning code
R-3:RESTRICTED MULTIPLE
APN
394-110-45-00
UPID
US09-9408617
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Landscaping
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.91M
Blend (final)
Blend
$1.42M
Owner & transaction history
since 2025
2 recorded transactions
Zoning & alternative use
R-3:RESTRICTED MULTIPLE · Lakeside, CA
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 18 comparables with addresses
Sensitivity value band
Source audit · 10 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$1.42M
Value range
$1.27M – $1.56M
±10% around blend
Estimated value / SF
$126 / SF
Confidence
High
18 county-verified comps
Property data
75
Market benchmarks
33
Comparable evidence
100
$1.27M
blend $1.42M
$1.56M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
11,200 SF
Lot area
0.51 ac
Year built
1990
APN
394-110-45-00
Assessed value
$1,149,420
Annual tax
$21,738
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$5.10M
Weighted, 18 comps · high confidence
Evidence
18 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
11.2 mi away · 8,480 SF
12.2 mi away · 9,240 SF
12.5 mi away · 11,104 SF
12.7 mi away · 8,153 SF
13.6 mi away · 9,217 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$1.42M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 2072 sales
$315
-60%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $126/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
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Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 18 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$1.15M
Move the market yield to see immediate price impact.
Value / SF
$103
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$72k
$1.45M
$1.03M
$805k
$80k
$1.61M
$1.15M
$894k
$89k
$1.77M
$1.26M
$983k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
18 found
High confidence · county-verified
Closest comparable
$4.15M
10.8 mi · Dec 2025 · $407/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$21,738
Tax year 2024
Assessed value
$1,149,420
Assessed 2024
Previous assessed
$1,149,420
+0.0% YoY
Effective rate
1.89%
On assessed value
Assessed land
$321,829
Assessed improvement
$827,591
Applied tax rate
82.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
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
1990
Heating
NONE
Units
14
Bathrooms
28
Total area
11,200 SF
Lot
0.51 ac (22,365 SF)
Zoning code
R-3:RESTRICTED MULTIPLE
APN
394-110-45-00
UPID
US09-9408617
Jurisdiction
SAN DIEGO
Zoning & alternative use
R-3:RESTRICTED MULTIPLE · Lakeside, CAZoning R-3:RESTRICTED MULTIPLE · permitted uses
R-3:RESTRICTED MULTIPLE · Lakeside, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Year built
1990
Heating
NONE
Units
14
Bathrooms
28
Lot
0.51 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
R-3:RESTRICTED MULTIPLE
Jurisdiction
Lakeside, CA
Recorded code
R-3:RESTRICTED MULTIPLE
Ownership Intelligence
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Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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