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Property profile & analytics
OFF-MARKET
Estimated value
$5,115,000
Apartment buildings
2320 Grv Ave 28 San Diego, CA 92154-3124
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6581086
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
2000
Total area
18,204 SF
Lot
1.31 ac (57,063 SF)
Zoning code
R-4:MULTIPLE RESIDENTIAL
APN
634-020-07-00
UPID
US09-6581086
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
-
Best Car Battery Auto Parts Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.54M
CAP Approach
CAP
$5.28M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$5.12M
Owner & transaction history
Grove & Hollister LLC · 1 yrs held
Grove & Hollister LLC
since 2025
Last sale
$5.5M
7 recorded transactions
Zoning & alternative use
R-4:MULTIPLE RESIDENTIAL · San Diego, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$7.7M
+26.7%
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 San Diego submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs San Diego 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
$4,770,000
ML approach
$4,535,000
CAP Approach
CAP Return
Estimation
6%
$5,720,000
6.5%
$5,280,000
7%
$4,900,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$6,065,000
Current use
OFFICE BUILDING
$7,685,000
Change: +27% · Conversion: Moderate
Blend value · Realmo final
$5.12M
Range $4.60M – $5.63M · ±10% · vs last sale $5.50M (Jun 28 2021)
Last sale anchor
$5.50M
Jun 28 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
$281 / 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
$67,970
Tax year 2024
Assessed value
$5,836,644
Assessed 2024
Previous assessed
$5,836,644
+0.0% YoY
Effective rate
1.16%
On assessed value
Assessed land
$3,183,624
Assessed improvement
$2,653,020
Applied tax rate
8.0000
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
Heating
NONE
Units
19
Total area
18,204 SF
Lot
1.31 ac (57,063 SF)
Zoning code
R-4:MULTIPLE RESIDENTIAL
APN
634-020-07-00
UPID
US09-6581086
Jurisdiction
SAN DIEGO
Zoning & alternative use
R-4:MULTIPLE RESIDENTIAL · San Diego, CA
Zoning R-4:MULTIPLE RESIDENTIAL · permitted uses
R-4:MULTIPLE RESIDENTIAL · San Diego, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
San Diego. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$6.1M
OFFICE BUILDING
Est. value
$7.7M
APARTMENT HOUSE (5+ UNITS) Current
OFFICE BUILDING
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
Heating
NONE
Units
19
Lot
1.31 ac
Current owner
From public records · entity-resolved
Grove & Hollister LLC
Entity
Mailing address
1182 VIA ZAMIA, ENCINITAS, CA 92024-6336
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 2, 2025
—
Grove & Hollister LLC
The Underwood Family Trust
Quitclaim Deed
related
—
Jun 28, 2021
$5,500,000
Cynthia C Underwood
David C Overturf
Grant Deed
$3,200,000 · Mufg Union Bank NA
Apr 7, 2017
—
David C Overturf
—
Deed
related
$2,600,000 · Jpmorgan Chase Bank NA
Nov 4, 2014
$2,795,000
David C Overturf
Silvia E Mendez
Grant Deed
$1,956,500 · Jpmorgan Chase Bank NA
Apr 18, 2013
—
Mendez,silvia E Tr
Mendez,robert A JR
Affidavit Of Death
related
—
May 23, 2012
—
Mendez Robert A JR Trust
Mendez,robert JR
Quit Claim Deed
related
—
Nov 30, 2011
—
Robert Mendez JR
Ernestine Mendez
Affidavit Of Death Of Joint Tenant
related
$1,668,750 · Jpmorgan Chase Bank NA
Aug 26, 2002
$1,820,000
Robert Mendez
South Cities Investments
Grant Deed
$1,365,000 · Abn Amro Mortgage Group INC
Jul 28, 1988
$840,000
Lefriant Jacques
Adams James H
Grant Deed
$665,000 · World Savings & Loan
May 19, 1988
$20,000
James H Adams
Madden George J
Quit Claim Deed
related
—
—
—
Jacques L Lefriant
—
Deed Of Trust
related
$800,000 · World Savings & Loan
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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