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Property profile & analytics
FOR SALE
Apartment buildings
16518 Avalon Ave, Victorville, CA 92395
Entity Owned
2-yr Hold
Property ID
US10-1546489
For Sale
1 / 15
$3,180,000
16518 Avalon Ave, Victorville, CA 92395
View Listing →
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1985
Construction
WOOD FRAME
Total area
15,345 SF
Lot
1.18 ac (51,400 SF)
APN
0478-061-39-0000
UPID
US10-1546489
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
$3.24M
CAP Approach
CAP
$2.39M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.59M
Owner & transaction history
Sunny Garden LLC · 2 yrs held
Sunny Garden LLC
since 2023
Last sale
$2.5M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$4.1M
+26.3%
Retail stores
$3.4M
+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
$3,355,000
ML approach
$3,240,000
CAP Approach
CAP Return
Estimation
6%
$2,580,000
6.5%
$2,385,000
7%
$2,215,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$3,270,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$4,130,000
Change: +26% · Conversion: Difficult
RETAIL STORES
$3,410,000
Change: +4% · Conversion: Difficult
Blend value · Realmo final
$2.59M
Range $2.33M – $2.85M · ±10% · vs last sale $2.50M (Aug 11 2023)
Last sale anchor
$2.50M
Aug 11 2023
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
$169 / 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
$14,628
Tax year 2023
Assessed value
$2,500,000
Assessed 2024
Previous assessed
$1,203,011
+107.8% YoY
Effective rate
0.59%
On assessed value
Assessed land
$500,000
Assessed improvement
$2,000,000
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
For Sale
Year built
1985
Construction
WOOD FRAME
Heating
NONE
Stories
2
Units
18
Total area
15,345 SF
Lot
1.18 ac (51,400 SF)
APN
0478-061-39-0000
UPID
US10-1546489
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
$3.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$4.1M
RETAIL STORES
Est. value
$3.4M
APARTMENT HOUSE (5+ UNITS) Current
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
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
Stories
2
Units
18
Lot
1.18 ac
Current owner
From public records · entity-resolved
Sunny Garden LLC
Entity
Mailing address
12541 LORNA ST, GARDEN GROVE, CA 92841-4507
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 11, 2023
$2,500,000
Sunny Garden LLC
Rzr Group LLC
Grant Deed
$1,234,000 · Cbre Capital Markets INC
Nov 2, 2017
$1,100,000
Rzr Group LLC
Mark Pena Lyons
Grant Deed
$715,000 · Pacific Premier Bank
Aug 8, 2013
—
Mark P Lyons
Lyons,mark P
Quit Claim Deed
related
$540,000 · East West Bank
Nov 16, 2010
$525,000
Mark Pena
Tritex R/e Advisors II INC
Grant Deed
$431,970 · Waas D E Living Trust (lt)
Jun 8, 2010
$560,000
Tritex R/e Advisors II INC
Federal Natl Mtg Assn Fnma
Grant Deed
—
Jul 31, 2002
$594,000
Carlos Villegas
Silveira,gilbert A
Grant Deed
$412,000 · Jackson Federal Bank
Dec 29, 1994
$387,000
Gilbert A Silveira
Redlands Federal Bank
Grant Deed
$309,600 · Redlands Federal Bank
Sep 16, 1994
$553,553
Redlands Federal Bank
Cropsey,steven & Jeanne E
Trustees Deed
related
—
Sep 15, 1992
$182,000
Jimmy W Ownbey
Test Trust
Grant Deed
related
—
Aug 22, 1989
$169,000
Test Lee R
Royal Accommodat
Trustees Deed
related
—
Aug 22, 1989
—
Royal Accommodat
Mps Victorville
Trustees Deed
related
—
—
—
Carlos Villegas
—
Deed Of Trust
related
$900,000 · Greystone Servicing Corp
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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