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Property profile & analytics
OFF-MARKET
Estimated value
$750,000
Apartment buildings
137 Graham Ave Lake Elsinore, CA 92530-4178
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-2085764
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1954
Construction
WOOD
Total area
1,178 SF
Lot
0.35 ac (15,245 SF)
Zoning code
R3
APN
373-024-008
UPID
US09-2085764
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
$750k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$479k
Blend (final)
Blend
$750k
Owner & transaction history
Group Xiv Properties LP · 1 yrs held
Group Xiv Properties LP
since 2024
Last sale
$750,000
7 recorded transactions
Zoning & alternative use
R3 · Lake Elsinore, 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 Lake Elsinore submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lake Elsinore 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
$750,000
ML approach
$750,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$750k
Range $675k – $825k · ±10% · vs last sale $750k (Oct 11 2024)
Last sale anchor
$750k
Oct 11 2024
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
$637 / 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
$8,438
Tax year 2024
Assessed value
$780,298
Assessed 2024
Previous assessed
$780,298
+0.0% YoY
Effective rate
1.08%
On assessed value
Assessed land
$156,061
Assessed improvement
$624,237
Applied tax rate
5.0000
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
1954
Construction
WOOD
Heating
CENTRAL
Cooling
CENTRAL
Buildings
2
Stories
1
Units
3
Total area
1,178 SF
Lot
0.35 ac (15,245 SF)
Zoning code
R3
APN
373-024-008
UPID
US09-2085764
Jurisdiction
RIVERSIDE
Zoning & alternative use
R3 · Lake Elsinore, CA
Zoning R3 · permitted uses
R3 · Lake Elsinore, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Lake Elsinore. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1954
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Stories
1
Buildings
2
Units
3
Lot
0.35 ac
Current owner
From public records · entity-resolved
Group Xiv Properties LP
Entity
Mailing address
4900 SANTA ANITA AVE STE 2C, EL MONTE, CA 91731-1490
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 11, 2024
—
Group Xiv Properties LP
Group Xiii Properties LP
Intrafamily Transfer
$485,000 · Standard Insurance Co
Jan 27, 2022
—
Group Xiii Properties LP
—
Deed
related
$4,080,000 · Western Alliance Bank
Dec 9, 2021
$750,000
Group Xiii Properties LP
Glen V Freter
Grant Deed
—
Jul 25, 2018
—
Glen V Freter
—
Deed
related
$339,000 · Banc Of California NA
Oct 21, 2015
—
Freter,glen V Trust
Freter,glen V
Quit Claim Deed
related
—
Jan 16, 2014
$370,000
Freter,glen V
Alongi,grace C
Grant Deed
$296,000 · Banco Popular
May 14, 2013
—
Grace C Alongi
Alongi,george G
Affidavit Of Death
related
—
Aug 5, 2010
—
George G Alongi
Alongi,george G
Quit Claim Deed
related
—
Sep 3, 2009
—
George G Alongi
Abbott,wanda L
Grant Deed
$76,000 · Mohammad Tahami
Oct 20, 2006
—
Wanda L Abbott
Abbott,wanda L
Quit Claim Deed
related
$86,000 · Val-chris Investments INC
Dec 1, 1988
$13,000
Dorothy Abbott
Nelson John R
Quit Claim Deed
related
—
—
—
James L Abbott SR.
—
Deed Of Trust
related
$100,000 · Letona J Abbott
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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