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Property profile & analytics
OFF-MARKET
Estimated value
$4,400,000
Apartment buildings
225 Fruitvale Ave Hemet, CA 92543-1866
Entity Owned
9-yr Hold
Property ID
US09-4684636
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
2000
Construction
WOOD
Total area
12,924 SF
Lot
4.17 ac (181,645 SF)
Zoning code
R3
APN
439-060-037
UPID
US09-4684636
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
-
Hemet Vistas Apartments I & II Vacation Rental
-
Timeless Story Photography Photography Service (Bike/Boat/Book/etc) Store
-
Southern Hospitality LLC Restaurant
-
Hernandez Ink Tattoo & Piercing Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$3.22M
Comparable Approach
Comparable
$5.17M
Blend (final)
Blend
$4.40M
Owner & transaction history
Hemet Vistas 1 & 2r Partners LP · 9 yrs held
Hemet Vistas 1 & 2r Partners LP
since 2017
2 recorded transactions
Zoning & alternative use
R3 · Hemet, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$5.6M
+22.0%
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 Hemet submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Hemet 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%
$3,485,000
6.5%
$3,220,000
7%
$2,990,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$4,575,000
Current use
AUTO REPAIR, GARAGE
$5,580,000
Change: +22% · Conversion: Difficult
WAREHOUSE, STORAGE
$3,820,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$4.40M
Range $3.96M – $4.84M · ±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
$340 / 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 2024Property tax & assessments
Tax year 2024
Tax billed
$1,552
Tax year 2024
Assessed value
$5,866,074
Assessed 2024
Previous assessed
$5,866,074
+0.0% YoY
Effective rate
0.03%
On assessed value
Assessed land
$989,908
Assessed improvement
$4,876,166
Applied tax rate
6.0000
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
2000
Construction
WOOD
Heating
NONE
Stories
2
Units
6
Total area
12,924 SF
Lot
4.17 ac (181,645 SF)
Zoning code
R3
APN
439-060-037
UPID
US09-4684636
Jurisdiction
RIVERSIDE
Zoning & alternative use
R3 · Hemet, CA
Zoning R3 · permitted uses
R3 · Hemet, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Hemet. 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
AUTO REPAIR, GARAGE
Est. value
$5.6M
WAREHOUSE, STORAGE
Est. value
$3.8M
APARTMENT HOUSE (5+ UNITS) Current
AUTO REPAIR, GARAGE
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
2000
Construction
WOOD
Heating
NONE
Stories
2
Units
6
Lot
4.17 ac
Current owner
From public records · entity-resolved
Hemet Vistas 1 & 2r Partners LP
Entity
Mailing address
531 ENCINITAS BLVD STE #206, ENCINITAS, CA 92024-3773
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 21, 2017
$5,152,500
Hemet Vistas 1 & 2r Partners LP
Hemet Vistas II LP
Grant Deed
related
$10,882,161 · Community Dev Commission
Apr 21, 2017
—
Hemet Vistas 1 & 2r Partners LP
—
Loan Modification
related
$1,200,000 · Miscellaneous Govt Agcy
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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