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Property profile & analytics
OFF-MARKET
Estimated value
$1,700,000
Apartment buildings
16138 Kamana Rd Apple Valley, CA 92307-1327
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US10-1543800
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1970
Construction
WOOD FRAME
Total area
11,597 SF
Lot
0.59 ac (25,814 SF)
APN
0473-383-04-0000
UPID
US10-1543800
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
-
Corny Vatos Take-out & Catering Catering Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.70M
CAP Approach
CAP
$1.58M
Comparable Approach
Comparable
$1.42M
Blend (final)
Blend
$1.70M
Owner & transaction history
Oasis Heights Residences LLC · 2 yrs held
Oasis Heights Residences LLC
since 2024
Last sale
$1.7M
7 recorded transactions
Zoning & alternative use
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 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
$1,700,000
ML approach
$1,700,000
CAP Approach
CAP Return
Estimation
6%
$1,710,000
6.5%
$1,580,000
7%
$1,465,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$2,500,000
Current use
Blend value · Realmo final
$1.70M
Range $1.53M – $1.87M · ±10% · vs last sale $1.70M (Mar 27 2024)
Last sale anchor
$1.70M
Mar 27 2024
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
$147 / 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
$15,403
Tax year 2023
Assessed value
$1,530,000
Assessed 2024
Previous assessed
$1,254,958
+21.9% YoY
Effective rate
1.01%
On assessed value
Assessed land
$122,400
Assessed improvement
$1,407,600
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
1970
Construction
WOOD FRAME
Heating
NONE
Stories
2
Units
10
Total area
11,597 SF
Lot
0.59 ac (25,814 SF)
APN
0473-383-04-0000
UPID
US10-1543800
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
$2.5M
APARTMENT HOUSE (5+ UNITS) Current
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
1970
Construction
WOOD FRAME
Heating
NONE
Stories
2
Units
10
Lot
0.59 ac
Current owner
From public records · entity-resolved
Oasis Heights Residences LLC
Entity
Mailing address
16392 MARUFFA CIR, HUNTINGTON BEACH, CA 92649-2134
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
15 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 27, 2025
—
Oasis Heights Residences LLC
—
Deed
related
$1,410,000 · The Golden 1 Cu
Mar 27, 2024
$1,700,000
Oasis Heights Residences LLC
Ujiie California Heights LLC
Grant Deed
$1,190,000 · Conventus LLC
Jun 13, 2023
—
Ujiie California Heights LLC
Masamichi Ujiie
Grant Deed
—
Dec 8, 2016
—
Ujiie Trust
Ujiie,masamichi
Quit Claim Deed
related
—
Aug 17, 2016
$1,125,000
Masamichi Ujiie
Jsp Land Investment LLC
Grant Deed
$990,000 · Jsp Land Investment LLC
Aug 17, 2016
—
Masamichi Ujiie
Ujlie,mali H
Quit Claim Deed
related
—
May 15, 2013
—
Jsp Land Investment LLC
Patti Jay S 2012 Trust
Grant Deed
—
Aug 28, 2012
—
Patti Jay S 2012 Trust
Patti,jay S
Quit Claim Deed
related
—
Apr 29, 2003
$590,000
Jay S Patti
Gamm,tr
Grant Deed
$215,000 · Gamm Trust
Apr 29, 2003
—
Jay S Patti
Patti,judith A
Quit Claim Deed
related
—
Apr 7, 1995
—
Mario G Etal Gamm
Gamm,mario G Etal
Quit Claim Deed
related
—
Dec 8, 1993
—
Mario G Etux Gamm
Gamm,mario G
Quit Claim Deed
related
—
Feb 9, 1990
$495,000
Gamm Mario G
La Playa Enterpr
Trustees Deed
$218,000 · Redlands Savings & Loan
Feb 9, 1990
—
Royal Accomodati
Dunfee Jude C
Trustees Deed
related
—
—
—
Mario G Gamm
—
Deed Of Trust
related
$260,000 · Fidelity Federal Bank
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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