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Property profile & analytics
OFF-MARKET
Estimated value
$37,155,000
Apartment buildings
13546 Hilleary Park Dr, Poway, CA 92064
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US10-0045145
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1985
Total area
76,732 SF
Lot
5.46 ac (237,837 SF)
Zoning code
R-3:RESTRICTED MULTIPLE
APN
317-110-72-00
UPID
US10-0045145
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
by Request
Comparable Approach
Comparable
$37.58M
Blend (final)
Blend
$37.16M
Owner & transaction history
Je Poway LLC
Je Poway LLC
since 2026
Last sale
$38.8M
7 recorded transactions
Zoning & alternative use
R-3:RESTRICTED MULTIPLE · Poway, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$50.3M
+108.3%
Medical building
$36.4M
+50.8%
Retail stores
$31.5M
+30.5%
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 Poway submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Poway 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
$33,435,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$24,155,000
Current use
RESTAURANT
$50,310,000
Change: +108% · Conversion: Difficult
MEDICAL BUILDING
$36,415,000
Change: +51% · Conversion: Moderate
RETAIL STORES
$31,535,000
Change: +31% · Conversion: Difficult
AUTO REPAIR, GARAGE
$29,295,000
Change: +21% · Conversion: Difficult
OFFICE BUILDING
$27,670,000
Change: +15% · Conversion: Moderate
Blend value · Realmo final
$37.16M
Range $33.44M – $40.87M · ±10% · vs last sale $38.80M (Feb 25 2026)
Last sale anchor
$38.80M
Feb 25 2026
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
$484 / 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
$482,564
Tax year 2024
Assessed value
$42,404,726
Assessed 2024
Previous assessed
$42,404,726
+0.0% YoY
Effective rate
1.14%
On assessed value
Assessed land
$17,340,000
Assessed improvement
$25,064,726
Applied tax rate
17.0000
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
1985
Heating
NONE
Units
107
Total area
76,732 SF
Lot
5.46 ac (237,837 SF)
Zoning code
R-3:RESTRICTED MULTIPLE
APN
317-110-72-00
UPID
US10-0045145
Jurisdiction
SAN DIEGO
Zoning & alternative use
R-3:RESTRICTED MULTIPLE · Poway, CA
Zoning R-3:RESTRICTED MULTIPLE · permitted uses
R-3:RESTRICTED MULTIPLE · Poway, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Poway. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$24.2M
RESTAURANT
Est. value
$50.3M
MEDICAL BUILDING
Est. value
$36.4M
RETAIL STORES
Est. value
$31.5M
AUTO REPAIR, GARAGE
Est. value
$29.3M
OFFICE BUILDING
Est. value
$27.7M
APARTMENT HOUSE (5+ UNITS) Current
RESTAURANT
MEDICAL BUILDING
RETAIL STORES
AUTO REPAIR, GARAGE
OFFICE 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
1985
Heating
NONE
Units
107
Lot
5.46 ac
Current owner
From public records · entity-resolved
Je Poway LLC
Entity
Mailing address
777 CALIFORNIA AVE STE #100, PALO ALTO, CA 94304-1199
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2026
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
Feb 25, 2026
$38,800,000
Je Poway LLC
Haven Poway LLC
Grant Deed
$25,200,000 · Jll Real Estate Capital LLC
Oct 12, 2022
$41,700,000
Haven Poway LLC
Williams Portfolio 4
Grant Deed
$29,950,000 · Zb NA
Dec 27, 2018
—
Williams Portfolio 4
—
Deed
related
$18,500,000 · Opus Bank
Sep 30, 2004
—
Portfolio 4 Williams
G W Williams
Quit Claim Deed
related
—
Jul 30, 2004
—
G W Williams Co
Willow Creek Cap LLC
Quit Claim Deed
related
—
Nov 25, 1997
—
Willow,creek (cap) LLC
California Apartment Prop,
Grant Deed
related
—
—
—
Portfolio 4 Williams
—
Deed Of Trust
related
$10,000,000 · Deutsche Bk Berkshire Mtg 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.
Try Rey
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