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Property profile & analytics
OFF-MARKET
Estimated value
$1,960,000
Apartment buildings
1457 Holly Ave A Imperial Beach, CA 91932-3844
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6835955
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1981
Total area
4,550 SF
Lot
0.19 ac (8,064 SF)
Zoning code
R-3:RESTRICTED MULTIPLE
APN
633-172-11-00
UPID
US09-6835955
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
$2.02M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.86M
Blend (final)
Blend
$1.96M
Owner & transaction history
Manzanillo LLC · 4 yrs held
Manzanillo LLC
since 2021
Last sale
$2.0M
6 recorded transactions
Zoning & alternative use
R-3:RESTRICTED MULTIPLE · Imperial Beach, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$2.2M
+49.3%
Retail stores
$1.9M
+32.0%
Auto repair, garage
$1.7M
+20.1%
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 Imperial Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Imperial Beach 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
$1,905,000
ML approach
$2,015,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$1,445,000
Current use
MEDICAL BUILDING
$2,160,000
Change: +49% · Conversion: Moderate
RETAIL STORES
$1,910,000
Change: +32% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,735,000
Change: +20% · Conversion: Difficult
OFFICE BUILDING
$1,640,000
Change: +13% · Conversion: Moderate
WAREHOUSE, STORAGE
$1,290,000
Change: -11% · Conversion: Difficult
Blend value · Realmo final
$1.96M
Range $1.76M – $2.16M · ±10% · vs last sale $2.02M (Nov 17 2021)
Last sale anchor
$2.02M
Nov 17 2021
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
$431 / 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
$29,135
Tax year 2024
Assessed value
$2,096,406
Assessed 2024
Previous assessed
$2,096,406
+0.0% YoY
Effective rate
1.39%
On assessed value
Assessed land
$1,576,206
Assessed improvement
$520,200
Applied tax rate
14.0000
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
1981
Heating
NONE
Units
6
Bathrooms
6
Total area
4,550 SF
Lot
0.19 ac (8,064 SF)
Zoning code
R-3:RESTRICTED MULTIPLE
APN
633-172-11-00
UPID
US09-6835955
Jurisdiction
SAN DIEGO
Zoning & alternative use
R-3:RESTRICTED MULTIPLE · Imperial Beach, CA
Zoning R-3:RESTRICTED MULTIPLE · permitted uses
R-3:RESTRICTED MULTIPLE · Imperial Beach, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Imperial Beach. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$1.4M
MEDICAL BUILDING
Est. value
$2.2M
RETAIL STORES
Est. value
$1.9M
AUTO REPAIR, GARAGE
Est. value
$1.7M
OFFICE BUILDING
Est. value
$1.6M
WAREHOUSE, STORAGE
Est. value
$1.3M
APARTMENT HOUSE (5+ UNITS) Current
MEDICAL BUILDING
RETAIL STORES
AUTO REPAIR, GARAGE
OFFICE BUILDING
WAREHOUSE, STORAGE
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
1981
Heating
NONE
Units
6
Bathrooms
6
Lot
0.19 ac
Current owner
From public records · entity-resolved
Manzanillo LLC
Entity
Mailing address
1901 1ST AVE STE #410, SAN DIEGO, CA 92101-2311
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 17, 2021
$2,015,000
Manzanillo LLC
Richard A Sitta
Grant Deed
$1,518,750 · Richard A Sitta Etux
Jul 29, 2016
$1,150,000
Richard A Sitta
Coreno,antonio
Grant Deed
$376,000 · Sitta Trust (pt)
Oct 17, 2002
$549,000
Antonio Coreno
Dugas,paul & Margaret P
Grant Deed
$366,300 · Quaker City Financial Corp
Feb 1, 2001
$174,000
Paul Dugas
Barberio,patricia L
Grant Deed
$67,600 · Ocean Realty Dbpp
Apr 12, 1990
$368,000
James D Portman
Hile Donald L
Quit Claim Deed
related
$245,000 · World Savings & Loan
Apr 12, 1990
—
Hile Donald L
Webb James D
Trustees Deed
related
—
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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