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Property profile & analytics
OFF-MARKET
Estimated value
$550,000
Apartment buildings
252 8th St Beaumont, CA 92223-5904
Individually Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-1554325
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1934
Construction
WOOD
Total area
448 SF
Lot
0.19 ac (8,276 SF)
Zoning code
R3
APN
415-332-009
UPID
US09-1554325
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
$550k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$412k
Blend (final)
Blend
$550k
Owner & transaction history
The Samuel And Vmarian Mikhail Fmtr
The Samuel And Vmarian Mikhail Fmtr
since 2025
Last sale
$550,000
7 recorded transactions
Zoning & alternative use
R3 · Beaumont, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$460,000
+113.7%
Neighborhood: shopping center
$385,000
+79.7%
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 Beaumont submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Beaumont 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
$550,000
ML approach
$550,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$460,000
Change: +114% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$385,000
Change: +80% · Conversion: Difficult
Blend value · Realmo final
$550k
Range $495k – $605k · ±10% · vs last sale $550k (Apr 25 2024)
Last sale anchor
$550k
Apr 25 2024
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
$1,228 / 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
$2,097
Tax year 2024
Assessed value
$156,510
Assessed 2024
Previous assessed
$156,510
+0.0% YoY
Effective rate
1.34%
On assessed value
Assessed land
$65,733
Assessed improvement
$90,777
Applied tax rate
2.0000
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
1934
Construction
WOOD
Heating
NONE
Buildings
3
Stories
1
Units
3
Total area
448 SF
Lot
0.19 ac (8,276 SF)
Zoning code
R3
APN
415-332-009
UPID
US09-1554325
Jurisdiction
RIVERSIDE
Zoning & alternative use
R3 · Beaumont, CA
Zoning R3 · permitted uses
R3 · Beaumont, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Beaumont. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$460,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$385,000
COMMERCIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
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
1934
Construction
WOOD
Heating
NONE
Stories
1
Buildings
3
Units
3
Lot
0.19 ac
Current owner
From public records · entity-resolved
The Samuel And Vmarian Mikhail Fmtr
Individual
Mailing address
2181 S ATLANTIC BLVD, COMMERCE, CA 90040-1303
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
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 30, 2025
—
The Samuel And Vmarian Mikhail Fmtr
The Samuel And Marian Mikhail Fmtr
Deed
related
$300,000 · Homebridge Financial Services INC
Apr 25, 2024
$550,000
Samuel Mikhail
Familian Investment Group LLC
Grant Deed
—
Jan 26, 2018
—
Familian Investment Group LLC
Philip Harold Wallar
Quit Claim Deed
related
—
Aug 20, 2013
—
Waller Family Trust
Familian Investment Group LLC
Quit Claim Deed
$278,200 · Nationstar Mortgage LLC
Oct 10, 2006
—
Familian Investment Group LLC
Wallar Family Trust
Quit Claim Deed
—
Sep 12, 2006
—
Wallar Family Trust
Wallar,philip H & Ella M
Quit Claim Deed
related
—
Sep 8, 2006
—
Philip H Wallar
Philip Harold Wallar
Intrafamily Transfer
related
—
May 14, 1998
$100,000
Philip H Waller
Wright,doyal D & Jean
Grant Deed
$128,443 · Sunbelt National Mortgage Co
Feb 18, 1997
$70,000
Doyal D Wright
Aguirre,camilo K & Sibyl B
Trustees Deed
—
—
—
Wallar Trust
—
Deed Of Trust
related
$75,000 · Waller Trust
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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