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Property profile & analytics
OFF-MARKET
Estimated value
$4,140,000
Apartment buildings
13635 Cynthia Ln Poway, CA 92064-4766
Entity Owned
7-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9602066
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1990
Total area
20,748 SF
Lot
1.25 ac (54,450 SF)
Zoning code
RESTRICTED COMMERCIAL
APN
317-122-30-00
UPID
US09-9602066
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
Current use
Occupant on record · Public records
-
Elán Poway Hills Apartments Apartment Complex
-
Party Karaoke Party Supply Store Rental Equipment Company
-
Bentlee HVAC Repair Poway Hardware & Home Improvement HVAC Service
-
Petal of Light Photography Wedding Service Photography Service
-
Technology Infrastructure LLC Engineering Consultant Audio Visual Consultant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$5.31M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.14M
Owner & transaction history
Poway Hills Apartment Homes LP · 7 yrs held
Poway Hills Apartment Homes LP
since 2019
7 recorded transactions
Zoning & alternative use
RESTRICTED COMMERCIAL · Poway, 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 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$5,745,000
6.5%
$5,305,000
7%
$4,925,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$6,530,000
Current use
Blend value · Realmo final
$4.14M
Range $3.73M – $4.55M · ±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
$200 / 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
$62,766
Tax year 2024
Assessed value
$5,454,747
Assessed 2024
Previous assessed
$5,454,747
+0.0% YoY
Effective rate
1.15%
On assessed value
Assessed land
$2,321,169
Assessed improvement
$3,133,578
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
1990
Heating
NONE
Units
23
Bathrooms
2
Total area
20,748 SF
Lot
1.25 ac (54,450 SF)
Zoning code
RESTRICTED COMMERCIAL
APN
317-122-30-00
UPID
US09-9602066
Jurisdiction
SAN DIEGO
Zoning & alternative use
RESTRICTED COMMERCIAL · Poway, CA
Zoning RESTRICTED COMMERCIAL · permitted uses
RESTRICTED COMMERCIAL · 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
$6.5M
APARTMENT HOUSE (5+ UNITS) Current
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
1990
Heating
NONE
Units
23
Bathrooms
2
Lot
1.25 ac
Current owner
From public records · entity-resolved
Poway Hills Apartment Homes LP
Entity
Mailing address
1322 SCOTT ST STE #204, SAN DIEGO, CA 92106-3715
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 18, 2019
—
Poway Hills Apartment Homes LP
Poway Hills Apartment Homes LP
Intrafamily Transfer
related
$4,500,000 · Jpmorgan Chase Bank NA
Jul 8, 2015
$2,836,500
Poway Terrace Apartment Hms LP
Northeast Investors LLC
Grant Deed
—
Aug 25, 1997
$1,700,000
Hammond Trust
Lin,chun-kue
Trustees Deed
$1,120,000 · Home Savings Of America
Nov 30, 1990
$737,045
Chen Jerome J
Casa Cynthia
Grant Deed
—
Jan 11, 1989
$470,000
Cynthia Casa
Mcmillian James
Grant Deed
$1,400,000 · Great American Fed'l Savings
Jul 29, 1988
$460,000
James Mcmillin
Armand David Co
Grant Deed
—
May 6, 1988
$300,000
Armand David Co
Grace Trinity Ch
Grant Deed
$210,000 · Grace Trinity Ch
—
—
Northeast Investors LLC
—
Deed Of Trust
related
$1,300,000 · Washington Mutual Fsb
—
—
Northeast Investors LLC
—
Deed Of Trust
related
$1,865,000 · San Diego Trust Bank
—
—
Northeast Investors LLC
—
Deed Of Trust
related
$1,937,079 · San Diego Trust 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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