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Property profile & analytics
OFF-MARKET
Estimated value
$50,590,000
Apartment buildings
22900 Oak Rdg Dr Santa Clarita, CA 91350-2504
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8525378
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1988
Construction
WOOD
Total area
161,103 SF
Lot
4.68 ac (203,792 SF)
Zoning code
SCUR4
APN
2836-005-049
UPID
US09-8525378
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
-
The Retreat Apartment Complex Apartment Building
-
ꓢanta Clarita Garage & Gatе Expеrts Auto Parts Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$37.50M
Comparable Approach
Comparable
$57.96M
Blend (final)
Blend
$50.59M
Owner & transaction history
The Retreat Apartment Homes LLC · 4 yrs held
The Retreat Apartment Homes LLC
since 2021
Last sale
$54.1M
7 recorded transactions
Zoning & alternative use
SCUR4 · Santa Clarita, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$73.2M
+124.3%
Retail stores
$66.6M
+103.9%
Auto repair, garage
$65.6M
+101.0%
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 Santa Clarita submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Santa Clarita 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
$49,305,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$40,615,000
6.5%
$37,495,000
7%
$34,815,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$32,655,000
Current use
MEDICAL BUILDING
$73,235,000
Change: +124% · Conversion: Moderate
RETAIL STORES
$66,590,000
Change: +104% · Conversion: Difficult
AUTO REPAIR, GARAGE
$65,645,000
Change: +101% · Conversion: Difficult
OFFICE BUILDING
$63,855,000
Change: +96% · Conversion: Moderate
WAREHOUSE, STORAGE
$51,225,000
Change: +57% · Conversion: Difficult
Blend value · Realmo final
$50.59M
Range $45.53M – $55.65M · ±10% · vs last sale $54.10M (Sep 8 2021)
Last sale anchor
$54.10M
Sep 8 2021
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
$314 / 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
$837,969
Tax year 2024
Assessed value
$56,237,180
Assessed 2024
Previous assessed
$56,237,180
+0.0% YoY
Effective rate
1.49%
On assessed value
Assessed land
$22,488,246
Assessed improvement
$33,748,934
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
1988
Construction
WOOD
Heating
NONE
Cooling
CENTRAL
Buildings
5
Units
148
Bathrooms
132
Total area
161,103 SF
Lot
4.68 ac (203,792 SF)
Zoning code
SCUR4
APN
2836-005-049
UPID
US09-8525378
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
SCUR4 · Santa Clarita, CAZoning SCUR4 · permitted uses
SCUR4 · Santa Clarita, CA
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
$32.7M
MEDICAL BUILDING
Est. value
$73.2M
RETAIL STORES
Est. value
$66.6M
AUTO REPAIR, GARAGE
Est. value
$65.6M
OFFICE BUILDING
Est. value
$63.9M
WAREHOUSE, STORAGE
Est. value
$51.2M
APARTMENT HOUSE (5+ UNITS) Current
MEDICAL BUILDING
RETAIL STORES
AUTO REPAIR, GARAGE
OFFICE BUILDING
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
1988
Construction
WOOD
Heating
NONE
Cooling
Yes
Buildings
5
Units
148
Bathrooms
132
Lot
4.68 ac
Current owner
From public records · entity-resolved
The Retreat Apartment Homes LLC
Entity
Mailing address
620 TERMINAL WAY, COSTA MESA, CA 92627-3616
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
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 8, 2021
$541,000
The Retreat Apartment Homes LLC
Oak Ridge Drive Fee Owner LLC
Grant Deed
$34,500,000 · Homestreet Bank
May 28, 2020
—
Oak Ridge Drive Fee Owner LLC
—
Deed
related
$29,500,000 · Pgim R/e Fin LLC
Apr 2, 2018
$35,000,000
Oak Ridge Drive Fee Owner LLC
M G Ents LLC
Trustees Deed
$28,000,000 · Miscellaneous Ins Co
Dec 5, 1990
—
Gunjit,s Sikano Tr
—
Deed Of Trust
related
—
—
—
Sikand Gunjit
—
Deed Of Trust
related
$8,635,000 · Seller
—
—
M G Ents LLC
—
Deed Of Trust
related
$11,640,000 · Pnc Bank
—
—
Oak Ridge Drive Fee Owner LLC
—
Deed Of Trust
related
$29,500,000 · Pgim R/e Fin LLC
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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