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Property profile & analytics
OFF-MARKET
Estimated value
$3,610,000
Apartment buildings
1605 Presioca St Spring Valley, CA 91977-6600
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9538498
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1986
Total area
13,056 SF
Lot
0.56 ac (24,393 SF)
Zoning code
COMMERCIAL
APN
578-160-09-00
UPID
US09-9538498
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
-
Dobrushin LLC Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.62M
CAP Approach
CAP
$3.34M
Comparable Approach
Comparable
$3.89M
Blend (final)
Blend
$3.61M
Owner & transaction history
Mt Hillside Terrace LLC · 3 yrs held
Mt Hillside Terrace LLC
since 2022
Last sale
$4.5M
7 recorded transactions
Zoning & alternative use
COMMERCIAL · Spring Valley, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$5.0M
+67.8%
Office building
$4.7M
+58.5%
Warehouse, storage
$4.4M
+46.3%
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 Spring Valley submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Spring 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
$3,590,000
ML approach
$3,620,000
CAP Approach
CAP Return
Estimation
6%
$3,615,000
6.5%
$3,335,000
7%
$3,100,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$2,970,000
Current use
AUTO REPAIR, GARAGE
$4,985,000
Change: +68% · Conversion: Difficult
OFFICE BUILDING
$4,710,000
Change: +58% · Conversion: Moderate
WAREHOUSE, STORAGE
$4,350,000
Change: +46% · Conversion: Difficult
Blend value · Realmo final
$3.61M
Range $3.25M – $3.97M · ±10% · vs last sale $4.48M (Oct 7 2022)
Last sale anchor
$4.48M
Oct 7 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
$277 / 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
$63,222
Tax year 2024
Assessed value
$4,655,790
Assessed 2024
Previous assessed
$4,655,790
+0.0% YoY
Effective rate
1.36%
On assessed value
Assessed land
$2,601,000
Assessed improvement
$2,054,790
Applied tax rate
83.0000
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
1986
Heating
NONE
Units
16
Bathrooms
32
Total area
13,056 SF
Lot
0.56 ac (24,393 SF)
Zoning code
COMMERCIAL
APN
578-160-09-00
UPID
US09-9538498
Jurisdiction
SAN DIEGO
Zoning & alternative use
COMMERCIAL · Spring Valley, CA
Zoning COMMERCIAL · permitted uses
COMMERCIAL · Spring Valley, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Spring Valley. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$3.0M
AUTO REPAIR, GARAGE
Est. value
$5.0M
OFFICE BUILDING
Est. value
$4.7M
WAREHOUSE, STORAGE
Est. value
$4.4M
APARTMENT HOUSE (5+ UNITS) Current
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
1986
Heating
NONE
Units
16
Bathrooms
32
Lot
0.56 ac
Current owner
From public records · entity-resolved
Mt Hillside Terrace LLC
Entity
Mailing address
1207 BIRCH WAY, ESCONDIDO, CA 92027-4448
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
27 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 7, 2022
—
Mt Hillside Terrace LLC
Marilyn L Vitiello
Intrafamily Transfer
related
$2,500,000 · Cbre Loan Services INC
Apr 12, 2022
$4,475,000
Marilyn L Vitiello
1605 Presioca LLC
Grant Deed
$2,461,250 · Riverbend Funding LLC
Apr 12, 2022
—
Marilyn L Vitiello
Terrence Vincent Vitiello
Intrafamily Transfer
related
—
May 29, 2018
—
1605 Presioca LLC
—
Deed
related
$900,000 · Prestgious Marketing Services
Mar 15, 2017
$2,575,000
1605 Presioca LLC
Fragoso,jorge L F G
Grant Deed
$1,887,000 · Arbor Agcy Lndg LLC
May 31, 2013
$1,625,000
Jorge L F G Fragoso
Balistreri,pete & Rosemarie
Grant Deed
$1,195,000 · American West Bank
May 31, 2013
—
Jorge L F G Fragoso
Vilchis,claudia G
Grant Deed
related
—
Jul 23, 2007
—
Pete Balistreri
Balistreri,pete & Rosemarie
Quit Claim Deed
related
—
Apr 26, 2006
—
Pete Balistreri
Balistreri,rosemarie
Quit Claim Deed
related
—
Jan 27, 2005
$750,500
Rosemarie Balistreri
Giordano Park LLC
Grant Deed
—
Jan 27, 2005
—
Rosemarie Balistreri
Balistreri,pete
Quit Claim Deed
related
—
Jan 30, 2004
—
Giordano Park LLC
Park,david & Terresa
Quit Claim Deed
related
—
Nov 7, 2003
—
Frank Giordano
Giordana,elena J
Quit Claim Deed
related
—
Nov 7, 2003
$1,660,000
Frank Giordano
Rimma Properties LLC
Grant Deed
$1,211,250 · Mission FCU
Sep 28, 2000
$286,681
Robert G Ozarski
Trollery Terrace Development
Grant Deed
$712,500 · Seller
Feb 25, 1999
—
Trolley Terrace Developme
Trolley Terrace Developme,
Quit Claim Deed
related
—
Jan 5, 1995
$440,000
Trolly Terrace Dev INC
Reeds,elizabeth I
Grant Deed
$286,000 · Scripps Bank
Jun 4, 1990
$902,600
Reeds Robert T &
Lanco Exchange I
Trustees Deed
—
Jun 4, 1990
$228,500
Lanco Exchange I
Peykoff Christ
Trustees Deed
related
$78,439 · Seller
Nov 8, 1988
$840,000
Tmc Exchange Ser
Gretler Const In
Trustees Deed
$672,000 · Great Western Bank
Aug 4, 1988
$114,000
Const In Gretler
Courtney James L
Grant Deed
related
$113,450 · Courtney James L
—
—
1605 Presioca LLC
—
Deed Of Trust
related
$900,000 · Prestgious Marketing Services
—
—
Terrace Development In Trolley
—
Deed Of Trust
related
$380,000 · First Fidelity Thrift & Loan
—
—
Trolly Terrace Development INC
—
Deed Of Trust
related
$50,000 · Individual
—
—
Giordano Park LLC
—
Deed Of Trust
related
$1,390,000 · Mission FCU
—
—
Rimma Properties I LLC
—
Deed Of Trust
related
$775,000 · Jackson Federal Bank
—
—
Trolley Terrace Development
—
Deed Of Trust
related
$400,000 · Hemet Federal Savings & Loan
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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