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Property profile & analytics
OFF-MARKET
Estimated value
$780,000
Apartment buildings
16395 Vlg Dr, Victorville, CA 92394-1191
Individually Owned
7-yr Hold
Property ID
US10-1544234
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1985
Construction
WOOD FRAME
Total area
5,460 SF
Lot
0.47 ac (20,340 SF)
APN
0395-062-12-0000
UPID
US10-1544234
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
by Request
CAP Approach
CAP
$850k
Comparable Approach
Comparable
$510k
Blend (final)
Blend
$780k
Owner & transaction history
Mimi Vu · 7 yrs held
Mimi Vu
since 2018
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$1.2M
+4.2%
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 Victorville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Victorville 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$920,000
6.5%
$850,000
7%
$785,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$1,165,000
Current use
RETAIL STORES
$1,215,000
Change: +4% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,030,000
Change: -11% · Conversion: Moderate
Blend value · Realmo final
$780k
Range $702k – $858k · ±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
$143 / 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
$6,829
Tax year 2023
Assessed value
$574,164
Assessed 2024
Previous assessed
$562,906
+2.0% YoY
Effective rate
1.19%
On assessed value
Assessed land
$43,746
Assessed improvement
$530,418
Applied tax rate
12.0000
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
Construction
WOOD FRAME
Heating
NONE
Units
8
Total area
5,460 SF
Lot
0.47 ac (20,340 SF)
APN
0395-062-12-0000
UPID
US10-1544234
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
$1.2M
RETAIL STORES
Est. value
$1.2M
COMMERCIAL (GENERAL)
Est. value
$1.0M
APARTMENT HOUSE (5+ UNITS) Current
RETAIL STORES
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
1985
Construction
WOOD FRAME
Heating
NONE
Units
8
Lot
0.47 ac
Current owner
From public records · entity-resolved
Mimi Vu
Individual
Mailing address
1121 W MEMORY LN, SANTA ANA, CA 92706-1509
Ownership since
2018
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
Jul 16, 2018
—
Mimi Vu
Do,hai T
Quit Claim Deed
—
Jul 16, 2018
$525,000
Mimi Vu
Christian Services Corp
Grant Deed
$367,500 · Credit Union Of Southern California
Mar 3, 2003
—
David E Etal Lewis
Lewis,david E Etal
Quit Claim Deed
related
—
May 26, 1999
$175,000
David E Lewis
Del Amo Savings Bank
Grant Deed
$148,750 · Del Amo Savings Bank
May 29, 1997
$191,157
Del Amo Savings Bank
Estrada,serafin & Maria
Trustees Deed
related
—
Nov 22, 1991
$292,500
Serafin Estrada
Exchange Enterpr
Grant Deed
$202,500 · Del Amo Savings Bank
May 31, 1990
$249,609
Del Amo Sav Bank
White Fred L
Trustees Deed
related
—
Dec 8, 1989
$58,000
Pete Espinoza
Mid Exchange INC
Grant Deed
related
—
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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