Trust Owned 
For Sale
1 / 43
$6,740,000
2655 Mar Vista Dr, Aptos, CA 95003
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Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1977
Construction
WOOD
Total area
4,130 SF
Lot
0.49 ac (21,475 SF)
Zoning code
RM-3
APN
039-191-10
UPID
US09-2266543
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.28M
CAP Approach
CAP
$1.64M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.47M
Owner & transaction history
since 2025
Last sale
$2.4M
7 recorded transactions
Zoning & alternative use
RM-3 · Aptos, CA
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 12 comparables with addresses
2 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$2.47M
Value range
$2.22M – $2.72M
±10% around blend
Estimated value / SF
$598 / SF
Confidence
High
12 county-verified comps
Property data
100
Market benchmarks
33
Comparable evidence
100
$2.22M
blend $2.47M
$2.72M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
4,130 SF
Lot area
0.49 ac
Year built
1977
Stories
2
APN
039-191-10
Zoning
RM-3
Assessed value
$2,606,524
Annual tax
$34,793
3
Income approach: direct capitalization
Partial preview
Income approach indication
$1.64M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$1.77M
@ 6.5% CAP return
$1.64M
@ 7% CAP return
$1.52M
4
Sales comparison
Partial preview
Sales approach indication
$1.62M
Weighted, 12 comps · high confidence
Evidence
12 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
19.6 mi away · 3,876 SF
19.6 mi away · 3,830 SF
20.1 mi away · 5,012 SF
21.7 mi away · 3,688 SF
22.5 mi away · 4,560 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$2.47M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 136 sales
$718
-17%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $598/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 12 sales
Market rates by use type
PDF export
Professional Plan · 30 reports
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Overview
Implied cap rate
4.30%
Implied, in-place cap rate for this apartment buildings
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 4.30%
9.0%
NOI (est.)
$170k *
Last sale · Mar 2025
$2.43M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$3.96M
Move the market yield to see immediate price impact.
Value / SF
$958
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
3.80%4.30%4.80%
$153k
$4.03M
$3.56M
$3.19M
$170k
$4.48M
$3.96M
$3.55M
$187k
$4.93M
$4.35M
$3.90M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
12 found
High confidence · county-verified
Closest comparable
$1.68M
18.2 mi · Jan 2026 · $360/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$34,793
Tax year 2024
Assessed value
$2,606,524
Assessed 2024
Previous assessed
$2,606,524
+0.0% YoY
Effective rate
1.33%
On assessed value
Assessed land
$1,695,152
Assessed improvement
$911,372
Applied tax rate
69.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
For Sale
Year built
1977
Construction
WOOD
Heating
CENTRAL
Cooling
CENTRAL
Stories
2
Units
5
Rooms
12
Bathrooms
4
Total area
4,130 SF
Lot
0.49 ac (21,475 SF)
Zoning code
RM-3
APN
039-191-10
UPID
US09-2266543
Jurisdiction
SANTA CRUZ
Zoning & alternative use
RM-3 · Aptos, CAZoning RM-3 · permitted uses
RM-3 · Aptos, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1977
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Stories
2
Units
5
Rooms
12
Bathrooms
4
Lot
0.49 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
RM-3
Jurisdiction
Aptos, CA
Recorded code
RM-3
Ownership Intelligence
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What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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