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Property profile & analytics
OFF-MARKET
Estimated value
$1,895,000
Apartment buildings
14970 Hwy 76 Pauma Valley, CA 92061-9536
Entity Owned
~
Est. High Equity
Property ID
US09-9834216
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1949
Total area
4,942 SF
Lot
2.69 ac (117,176 SF)
Zoning code
COMMERCIAL
APN
131-010-14-00
UPID
US09-9834216
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
$1.97M
CAP Approach
CAP
$1.27M
Comparable Approach
Comparable
$2.42M
Blend (final)
Blend
$1.90M
Owner & transaction history
Ag Support Housing LLC
Ag Support Housing LLC
since 2025
7 recorded transactions
Zoning & alternative use
COMMERCIAL · Pauma Valley, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$2.3M
+50.8%
Retail stores
$2.1M
+33.3%
Auto repair, garage
$1.9M
+21.3%
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 Pauma Valley submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Pauma Valley 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
$1,925,000
ML approach
$1,965,000
CAP Approach
CAP Return
Estimation
6%
$1,370,000
6.5%
$1,265,000
7%
$1,175,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$1,555,000
Current use
MEDICAL BUILDING
$2,345,000
Change: +51% · Conversion: Moderate
RETAIL STORES
$2,075,000
Change: +33% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,885,000
Change: +21% · Conversion: Difficult
OFFICE BUILDING
$1,780,000
Change: +15% · Conversion: Moderate
WAREHOUSE, STORAGE
$1,400,000
Change: -10% · Conversion: Difficult
Blend value · Realmo final
$1.90M
Range $1.71M – $2.08M · ±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
$383 / 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
$26,243
Tax year 2024
Assessed value
$2,496,960
Assessed 2024
Previous assessed
$2,496,960
+0.0% YoY
Effective rate
1.05%
On assessed value
Assessed land
$1,248,480
Assessed improvement
$1,248,480
Applied tax rate
94.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
1949
Heating
NONE
Units
8
Total area
4,942 SF
Lot
2.69 ac (117,176 SF)
Zoning code
COMMERCIAL
APN
131-010-14-00
UPID
US09-9834216
Jurisdiction
SAN DIEGO
Zoning & alternative use
COMMERCIAL · Pauma Valley, CA
Zoning COMMERCIAL · permitted uses
COMMERCIAL · Pauma Valley, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Pauma Valley. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$1.6M
MEDICAL BUILDING
Est. value
$2.3M
RETAIL STORES
Est. value
$2.1M
AUTO REPAIR, GARAGE
Est. value
$1.9M
OFFICE BUILDING
Est. value
$1.8M
WAREHOUSE, STORAGE
Est. value
$1.4M
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
1949
Heating
NONE
Units
8
Lot
2.69 ac
Current owner
From public records · entity-resolved
Ag Support Housing LLC
Entity
Mailing address
PO BOX 279, PAUMA VALLEY, CA 92061-0279
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
20 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 17, 2025
—
Ag Support Housing LLC
Gary Mcmillan
Grant Deed
—
Nov 21, 2025
$2,150,000
Gary Mcmillan
Vph H2a2 LLC
Deed
related
—
May 3, 2023
—
Vph H2a2 LLC
—
Deed
related
$2,500,000 · Gary Mcmillan
Mar 28, 2022
$2,400,000
Vph H2a2 LLC
Adam J Weiler
Grant Deed
—
Mar 11, 2019
—
Adam J Weiler
—
Deed
related
$1,125,000 · Unify Fin'l FCU
Mar 6, 2019
—
Adam J Weiler
—
Deed
related
$1,125,000 · Unify Financial FCU
Jul 26, 2017
—
Adam J Weiler
—
Deed
related
$316,000 · Second Source Solutions LP
May 23, 2017
$1,400,000
Adam J Weiler
Rancho Developers INC
Grant Deed
$840,000 · Bank Of Hope
Mar 9, 2016
—
Rancho Developers INC
—
Trustees Deed
related
$388,350 · Civic Fin'l Svcs
Jan 27, 2016
$518,000
Rancho Developers INC
Nt Ent LLC
Grant Deed
—
Dec 1, 2015
$480,000
Nt Ent LLC
Bunkrongkiat,amphon
Grant Deed
—
Oct 1, 2001
$387,500
Amphon Bunkrongkiat
Arsenault,jean
Grant Deed
$251,875 · Home Bank Of California
Aug 1, 1989
$250,000
Jean Arsenault
Savey Dale
Grant Deed
$53,000 · Savey Dale
—
—
Amphon Bunkrongkiat
—
Deed Of Trust
related
$435,000 · Home Bank Of California
—
—
Adam J Weiler
—
Deed Of Trust
related
$1,125,000 · Unify Fin'l FCU
—
—
Ampha Mallawong
—
Deed Of Trust
related
$40,000 · Kasem & Nisa Pimanmas
—
—
Rancho Developers INC
—
Deed Of Trust
related
$530,000 · Second Source Solutions LP
—
—
Amphon|mallawong Ampha Bunkrongkiat
—
Deed Of Trust
related
$379,200 · Home Bk/ca
—
—
Rancho Developers INC
—
Deed Of Trust
related
$404,000 · Second Source Solutions LP
—
—
Adam J Weiler
—
Deed Of Trust
related
$316,000 · Second Source Solutions LP
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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