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Property profile & analytics
OFF-MARKET
Estimated value
$1,415,000
Apartment buildings
15868 Tuscola Rd Apple Valley, CA 92307-2185
Entity Owned
4-yr Hold
Property ID
US10-1543818
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1965
Construction
WOOD FRAME
Total area
8,604 SF
Lot
0.6 ac (26,292 SF)
APN
0473-111-03-0000
UPID
US10-1543818
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
$1.50M
CAP Approach
CAP
$1.17M
Comparable Approach
Comparable
$1.32M
Blend (final)
Blend
$1.42M
Owner & transaction history
Vph LLC · 4 yrs held
Vph LLC
since 2022
Last sale
$1.4M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$2.3M
+24.8%
Commercial (general)
$2.3M
+23.0%
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 Apple Valley submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Apple 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
$1,395,000
ML approach
$1,500,000
CAP Approach
CAP Return
Estimation
6%
$1,270,000
6.5%
$1,170,000
7%
$1,090,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$1,855,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$2,315,000
Change: +25% · Conversion: Difficult
COMMERCIAL (GENERAL)
$2,285,000
Change: +23% · Conversion: Moderate
Blend value · Realmo final
$1.42M
Range $1.27M – $1.56M · ±10% · vs last sale $1.44M (Jan 6 2022)
Last sale anchor
$1.44M
Jan 6 2022
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
$164 / 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
$17,627
Tax year 2023
Assessed value
$1,492,974
Assessed 2024
Previous assessed
$1,463,700
+2.0% YoY
Effective rate
1.18%
On assessed value
Assessed land
$41,616
Assessed improvement
$1,451,358
Applied tax rate
21.0000
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
1965
Construction
WOOD FRAME
Heating
NONE
Stories
1
Units
10
Total area
8,604 SF
Lot
0.6 ac (26,292 SF)
APN
0473-111-03-0000
UPID
US10-1543818
Jurisdiction
SAN BERNARDINO
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$1.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.3M
COMMERCIAL (GENERAL)
Est. value
$2.3M
APARTMENT HOUSE (5+ UNITS) Current
NEIGHBORHOOD: SHOPPING CENTER
COMMERCIAL (GENERAL)
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
1965
Construction
WOOD FRAME
Heating
NONE
Stories
1
Units
10
Lot
0.6 ac
Current owner
From public records · entity-resolved
Vph LLC
Entity
Mailing address
10325 HILDRETH AVE, SOUTH GATE, CA 90280-6849
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
17 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 6, 2022
$1,435,000
Vph LLC
Laurels Investment Group LLC
Grant Deed
$894,000 · Credit Union Of Southern California
Feb 14, 2018
$730,000
Laurel S Investment Group LLC
Rilland Investment And Development
Grant Deed
$438,000 · East West Bank
Sep 12, 2013
$680,000
Rilland Investment & Development In
Tip Top Group LLC
Grant Deed
$336,000 · East West Bank
Oct 25, 2010
—
Tip Top Group LLC
Lee,wai T
Grant Deed
—
Nov 19, 2009
$377,000
Wai T Lee
Cnc Investment Group LLC
Grant Deed
—
Nov 19, 2009
—
Wai T Lee
Lee,ida S C
Quit Claim Deed
related
—
Nov 7, 2007
$800,000
Cnc Investment Group LLC
Irone,anthony & Munni A
Grant Deed
$560,000 · World Savings
Apr 13, 2005
$1,045,000
Anthony Irone
Rikhard Dauber
Grant Deed
$536,000 · Washington Mutual Bank Fa
May 5, 2003
$495,000
Rikhard Dauber
Graves,natalie M
Grant Deed
—
Aug 19, 1998
—
Sw Gas
Graves,natalie M
Grant Deed
related
—
Jul 31, 1998
$62,500
Natalie M Graves
Robert G Graves Estate
Grant Deed
related
—
Oct 13, 1992
—
Robert G Graves
Graves,robert G
Quit Claim Deed
related
$63,614 · Desert Community Bank
—
—
Dauber Enterprises LLC
—
Deed Of Trust
related
$371,250 · United Community Bank
—
—
Natalie M Graves
—
Deed Of Trust
related
$122,210 · Individual
—
—
Natalie M Graves
—
Deed Of Trust
related
$22,000 · Individual
—
—
Natalie M Graves
—
Deed Of Trust
related
$65,000 · Individual
—
—
Natalie M Graves
—
Deed Of Trust
related
$15,000 · Individual
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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