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Property profile & analytics
OFF-MARKET
Estimated value
$50,190,000
Apartment buildings
1518 Patricia Ave Simi Valley, CA 93065-3487
Entity Owned
13-yr Hold
~
Est. High Equity
Property ID
US10-1464846
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1985
Total area
335,290 SF
Lot
15.99 ac (696,480 SF)
Zoning code
RVH-2
APN
632-0-070-365
UPID
US10-1464846
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
-
River Ranch Apartment Complex Apartment Building
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$50.19M
Owner & transaction history
Nf Creekside Apartments LLC · 13 yrs held
Nf Creekside Apartments LLC
since 2013
7 recorded transactions
Zoning & alternative use
RVH-2 · Simi Valley, 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 Simi Valley submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Simi 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$150 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$1,060,235
Tax year 2023
Assessed value
$84,286,055
Assessed 2024
Previous assessed
$82,376,329
+2.3% YoY
Effective rate
1.26%
On assessed value
Assessed land
$19,171,657
Assessed improvement
$65,114,398
Applied tax rate
9.0000
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
1985
Heating
NONE
Total area
335,290 SF
Lot
15.99 ac (696,480 SF)
Zoning code
RVH-2
APN
632-0-070-365
UPID
US10-1464846
Jurisdiction
VENTURA
Zoning & alternative use
RVH-2 · Simi Valley, CAZoning RVH-2 · permitted uses
RVH-2 · Simi Valley, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
1985
Heating
NONE
Lot
15.99 ac
Current owner
From public records · entity-resolved
Nf Creekside Apartments LLC
Entity
Mailing address
6222 WILSHIRE BLVD STE #400, LOS ANGELES, CA 90048-5100
Ownership since
2013
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 6, 2026
—
Nf Creekside Apartments LLC
—
Deed
related
$82,885,000 · Bellwether Enterprise Mtg Investments Ll
Dec 30, 2022
—
Nf Creekside Apartments LLC
—
Deed
related
$75,000,000 · Signature Bank
Oct 31, 2016
—
Nf Creekside Apartments LLC
—
Deed
related
$20,755,000 · Walker & Dunlop
Jan 11, 2013
—
Nf Creekside Apartments LLC
Nf Marina LP
Quit Claim Deed
$49,000,000 · Walker & Dunlop
Nov 2, 2012
—
Nf Marina LP
La Creekside LP
Grant Deed
$49,000,000 · Db Private Wealth Mortgage Ltd
Dec 31, 1998
$26,000,000
Casden Creekdide LP
Mayer Creekside Associates
Grant Deed
$22,070,000 · Federal Home Loan Mortgage Cor
—
—
Nf Creekside Apartments LLC
—
Deed Of Trust
related
$20,755,000 · Walker & Dunlop
—
—
La Creekside
—
Deed Of Trust
related
$21,600,000 · Deutsche Bank Berkshire Mtg
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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