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Property profile & analytics
OFF-MARKET
Estimated value
$4,725,000
Apartment buildings
1850 Williams St, Simi Valley, CA 93065-2870
Entity Owned
~
Est. High Equity
Property ID
US10-1464780
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1989
Total area
15,869 SF
Lot
0.85 ac (36,982 SF)
Zoning code
RVH-
APN
632-0-020-555
UPID
US10-1464780
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
-
Westgate Apartments Apartment Building
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$3.74M
Comparable Approach
Comparable
$4.56M
Blend (final)
Blend
$4.73M
Owner & transaction history
Ssp Simi Valley LLC
Ssp Simi Valley LLC
since 2025
Last sale
$5.3M
7 recorded transactions
Zoning & alternative use
RVH- · Simi Valley, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$7.7M
+66.7%
Neighborhood: shopping center
$6.7M
+44.5%
Office building
$6.1M
+31.8%
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 Simi Valley submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Simi 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$4,055,000
6.5%
$3,740,000
7%
$3,475,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$4,600,000
Current use
RESTAURANT
$7,670,000
Change: +67% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$6,650,000
Change: +45% · Conversion: Difficult
OFFICE BUILDING
$6,065,000
Change: +32% · Conversion: Moderate
MEDICAL BUILDING
$6,035,000
Change: +31% · Conversion: Moderate
AUTO REPAIR, GARAGE
$5,945,000
Change: +29% · Conversion: Difficult
COMMERCIAL (GENERAL)
$5,335,000
Change: +16% · Conversion: Moderate
WAREHOUSE, STORAGE
$4,615,000
Change: +0% · Conversion: Difficult
Blend value · Realmo final
$4.73M
Range $4.25M – $5.20M · ±10% · vs last sale $5.30M (Jun 17 2025)
Last sale anchor
$5.30M
Jun 17 2025
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
$298 / 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
$38,982
Tax year 2023
Assessed value
$3,649,129
Assessed 2024
Previous assessed
$3,562,382
+2.4% YoY
Effective rate
1.07%
On assessed value
Assessed land
$1,425,851
Assessed improvement
$2,223,278
Applied tax rate
9.0000
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
1989
Heating
NONE
Units
31
Total area
15,869 SF
Lot
0.85 ac (36,982 SF)
Zoning code
RVH-
APN
632-0-020-555
UPID
US10-1464780
Jurisdiction
VENTURA
Zoning & alternative use
RVH- · Simi Valley, CA
Zoning RVH- · permitted uses
RVH- · Simi Valley, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Simi Valley. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$4.6M
RESTAURANT
Est. value
$7.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$6.7M
OFFICE BUILDING
Est. value
$6.1M
MEDICAL BUILDING
Est. value
$6.0M
AUTO REPAIR, GARAGE
Est. value
$5.9M
COMMERCIAL (GENERAL)
Est. value
$5.3M
WAREHOUSE, STORAGE
Est. value
$4.6M
APARTMENT HOUSE (5+ UNITS) Current
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
MEDICAL BUILDING
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
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
1989
Heating
NONE
Units
31
Lot
0.85 ac
Current owner
From public records · entity-resolved
Ssp Simi Valley LLC
Entity
Mailing address
25855 SHADY GRV PL, CALABASAS, CA 91302-3169
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 17, 2025
$5,300,000
Ssp Simi Valley LLC
Hona Peters Trust
Grant Deed
$5,800,000 · Rcn Capital LLC
Dec 20, 2017
—
Peters,ilona Trust
—
Deed
related
$1,300,000 · Miscellaneous Ins Co
Dec 27, 2006
—
Peters Ilona Trust
Peters,ilona
Quit Claim Deed
related
—
Jan 9, 1998
—
Ilona Peters
—
Grant Deed
related
$1,064,000 · Construction Lending Corp Amer
—
—
Ilona Peters
—
Deed Of Trust
related
$1,075,000 · Fidelity Federal Bank
—
—
Peter Ilona Trust
—
Deed Of Trust
related
$1,300,000 · Standard Insurance Co
—
—
Peters,ilona Trust
—
Deed Of Trust
related
$1,300,000 · Miscellaneous Ins Co
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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