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Property profile & analytics
OFF-MARKET
Estimated value
$10,750,000
Apartment buildings
1471 Grv Ave Imperial Beach, CA 91932-3643
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US09-9048704
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1987
Total area
33,392 SF
Lot
0.92 ac (40,075 SF)
Zoning code
COMMERCIAL
APN
633-171-32-00
UPID
US09-9048704
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
-
Mar at Grove Apartments Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$8.09M
CAP Approach
CAP
$8.54M
Comparable Approach
Comparable
$13.66M
Blend (final)
Blend
$10.75M
Owner & transaction history
Mf Panda Nr Owner LP · 4 yrs held
Mf Panda Nr Owner LP
since 2021
Last sale
$11.6M
6 recorded transactions
Zoning & alternative use
COMMERCIAL · Imperial Beach, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$15.8M
+49.3%
Retail stores
$14.0M
+32.0%
Auto repair, garage
$12.8M
+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
$10,985,000
ML approach
$8,090,000
CAP Approach
CAP Return
Estimation
6%
$9,245,000
6.5%
$8,535,000
7%
$7,925,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$10,615,000
Current use
MEDICAL BUILDING
$15,845,000
Change: +49% · Conversion: Moderate
RETAIL STORES
$14,015,000
Change: +32% · Conversion: Difficult
AUTO REPAIR, GARAGE
$12,750,000
Change: +20% · Conversion: Difficult
OFFICE BUILDING
$12,040,000
Change: +13% · Conversion: Moderate
Blend value · Realmo final
$10.75M
Range $9.68M – $11.83M · ±10% · vs last sale $11.61M (Aug 26 2021)
Last sale anchor
$11.61M
Aug 26 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
$322 / 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
$162,759
Tax year 2024
Assessed value
$12,090,035
Assessed 2024
Previous assessed
$12,090,035
+0.0% YoY
Effective rate
1.35%
On assessed value
Assessed land
$4,681,800
Assessed improvement
$7,408,235
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
1987
Heating
NONE
Units
40
Total area
33,392 SF
Lot
0.92 ac (40,075 SF)
Zoning code
COMMERCIAL
APN
633-171-32-00
UPID
US09-9048704
Jurisdiction
SAN DIEGO
Zoning & alternative use
COMMERCIAL · Imperial Beach, CA
Zoning COMMERCIAL · permitted uses
COMMERCIAL · 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
$10.6M
MEDICAL BUILDING
Est. value
$15.8M
RETAIL STORES
Est. value
$14.0M
AUTO REPAIR, GARAGE
Est. value
$12.8M
OFFICE BUILDING
Est. value
$12.0M
APARTMENT HOUSE (5+ UNITS) Current
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
1987
Heating
NONE
Units
40
Lot
0.92 ac
Current owner
From public records · entity-resolved
Mf Panda Nr Owner LP
Entity
Mailing address
PO BOX A3878, CHICAGO, IL 60690-3878
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
Aug 26, 2021
$11,613,500
Mf Panda Nr Owner LP
519 Grove Condos LLC
Grant Deed
—
Aug 21, 2018
—
519 Grove Condos LLC
Prebys Conrad Trust
Quit Claim Deed
—
Jul 17, 1989
$550,000
Professional Dat
Grossmont Bank
Trustees Deed
related
—
Jul 17, 1989
—
Grossmont Bank
G B Capital Corp
Trustees Deed
related
—
—
—
Conrad Prebys Trustee
—
Deed Of Trust
related
$2,250,000 · Washington Mutual Fsb
—
—
Prebys,tr
—
Deed Of Trust
related
$3,000,000 · Washington Mutual Fsb
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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