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Property profile & analytics
OFF-MARKET
Estimated value
$680,000
Apartment buildings
20961 83rd St California City, CA 93505-2650
Individually Owned
1-yr Hold
~
Est. High Equity
Property ID
US09-3096019
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1986
Construction
WOOD
Total area
6,032 SF
Lot
0.29 ac (12,632 SF)
Zoning code
RM1/RM2
APN
203-141-02-00-3
UPID
US09-3096019
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
by Request
Comparable Approach
Comparable
$950k
Blend (final)
Blend
$680k
Owner & transaction history
Touma Rouba · 1 yrs held
Touma Rouba
since 2025
7 recorded transactions
Zoning & alternative use
RM1/RM2 · California City, CA
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 California City submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs California City 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$900,000
Current use
AUTO REPAIR, GARAGE
$835,000
Change: -7% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$765,000
Change: -15% · Conversion: Difficult
RETAIL STORES
$760,000
Change: -16% · Conversion: Difficult
Blend value · Realmo final
$680k
Range $612k – $748k · ±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
$113 / 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
$6,391
Tax year 2023
Assessed value
$457,775
Assessed 2023
Previous assessed
$457,775
+0.0% YoY
Effective rate
1.40%
On assessed value
Assessed land
$8,843
Assessed improvement
$448,932
Applied tax rate
11.0000
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
Construction
WOOD
Heating
FORCED AIR
Cooling
OTHER
Stories
2
Units
8
Bathrooms
8
Total area
6,032 SF
Lot
0.29 ac (12,632 SF)
Zoning code
RM1/RM2
APN
203-141-02-00-3
UPID
US09-3096019
Jurisdiction
KERN
Zoning & alternative use
RM1/RM2 · California City, CA
Zoning RM1/RM2 · permitted uses
RM1/RM2 · California City, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
California City. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$900,000
AUTO REPAIR, GARAGE
Est. value
$835,000
INDUSTRIAL (GENERAL)
Est. value
$765,000
RETAIL STORES
Est. value
$760,000
APARTMENT HOUSE (5+ UNITS) Current
AUTO REPAIR, GARAGE
INDUSTRIAL (GENERAL)
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
1986
Construction
WOOD
Heating
FORCED AIR
Cooling
Yes
Stories
2
Units
8
Bathrooms
8
Lot
0.29 ac
Current owner
From public records · entity-resolved
Touma Rouba
Individual
Mailing address
260 BENT TWIG AVE, CAMARILLO, CA 93012-5188
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
20 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 1, 2025
—
Touma Rouba
Sami Al Habre
Grant Deed
—
Feb 28, 2025
—
Sami Al Habre
Robert Mourad
Grant Deed
—
Jan 25, 2024
—
The Mourad Family Trust
Robert Mourad
Intrafamily Transfer
related
—
Aug 7, 2023
$830,000
Robert Mourad
Sunrise Global Investment LLC
Grant Deed
$345,000 · Harpreet Kaur Chawla
Aug 7, 2023
—
Robert Mourad
Touma Rouba
Intrafamily Transfer
related
$235,000 · California Dream Realty INC
Jun 4, 2021
—
Sunrise Global Investment LLC
—
Deed
related
$381,500 · Commercial Lender LLC
Sep 9, 2020
$440,000
Sunrise Global Investment LLC
Atid Properties LLC
Grant Deed
$308,000 · Atid Properties LLC
Nov 28, 2018
$295,000
Atid Properties LLC
Caruso,john D
Grant Deed
—
Jul 15, 2016
—
John D Caruso
Caruso,deborah
Quit Claim Deed
related
—
Jul 15, 2016
$295,000
John D Caruso
Kl Invs
Grant Deed
—
Feb 20, 2015
$200,000
Kl Invs INC
Bandary Narbik
Grant Deed
$200,000 · Edwards Family 2002 Trust (pt)
Jun 29, 2012
$120,000
Narbik Bandary
Calcity Blvd LLC
Grant Deed
—
Dec 7, 2007
$385,000
Calcity Blvd LLC
Lady Adelaide LLC
Grant Deed
—
Jan 19, 2006
—
Lady Adelaide LLC
Bonderov Family Trust
Grant Deed
—
May 9, 2002
—
Bonderov Trust
Bonderov,david W & Tammy
Quit Claim Deed
related
—
Dec 4, 1998
$190,000
David W Bonderow
William Thirbault Ira
Grant Deed
$72,700 · Bank Of The Sierra
Mar 16, 1998
$88,575
William Thibault
Kaplan,abraham M & Joyce
Trustees Deed
—
Mar 22, 1995
—
Kaplan Trust
Kaplan Trust
Quit Claim Deed
related
$115,000 · William Thibault Bps 132665a11
Sep 19, 1989
$550,000
Kaplan,abraham M
Intercommodator,
Trustees Deed
—
Sep 19, 1989
$101,500
Intercommodator
Slocum,robert F
Trustees Deed
—
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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