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Property profile & analytics
OFF-MARKET
Estimated value
$26,030,000
Apartment buildings
2660 Alpine Blvd Alpine, CA 91901-3925
Entity Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9887246
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1987
Total area
72,864 SF
Lot
4.5 ac (196,020 SF)
Zoning code
R-3:RESTRICTED MULTIPLE
APN
403-310-22-00
UPID
US09-9887246
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
-
ReNew Summit Apartment Complex
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$18.63M
Comparable Approach
Comparable
$35.42M
Blend (final)
Blend
$26.03M
Owner & transaction history
Va7 Renew Summit LLC · 5 yrs held
Va7 Renew Summit LLC
since 2021
Last sale
$25.8M
4 recorded transactions
Zoning & alternative use
R-3:RESTRICTED MULTIPLE · Alpine, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$34.6M
+50.8%
Retail stores
$30.6M
+33.3%
Auto repair, garage
$27.8M
+21.3%
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 Alpine submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Alpine 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
$24,435,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$20,180,000
6.5%
$18,625,000
7%
$17,295,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$22,940,000
Current use
MEDICAL BUILDING
$34,580,000
Change: +51% · Conversion: Moderate
RETAIL STORES
$30,585,000
Change: +33% · Conversion: Difficult
AUTO REPAIR, GARAGE
$27,815,000
Change: +21% · Conversion: Difficult
OFFICE BUILDING
$26,275,000
Change: +15% · Conversion: Moderate
Blend value · Realmo final
$26.03M
Range $23.43M – $28.63M · ±10% · vs last sale $25.83M (Jun 17 2021)
Last sale anchor
$25.83M
Jun 17 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
$357 / 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
$367,807
Tax year 2024
Assessed value
$27,411,002
Assessed 2024
Previous assessed
$27,411,002
+0.0% YoY
Effective rate
1.34%
On assessed value
Assessed land
$7,428,456
Assessed improvement
$19,982,546
Applied tax rate
51.0000
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
1987
Heating
NONE
Units
108
Total area
72,864 SF
Lot
4.5 ac (196,020 SF)
Zoning code
R-3:RESTRICTED MULTIPLE
APN
403-310-22-00
UPID
US09-9887246
Jurisdiction
SAN DIEGO
Zoning & alternative use
R-3:RESTRICTED MULTIPLE · Alpine, CAZoning R-3:RESTRICTED MULTIPLE · permitted uses
R-3:RESTRICTED MULTIPLE · Alpine, 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
$22.9M
MEDICAL BUILDING
Est. value
$34.6M
RETAIL STORES
Est. value
$30.6M
AUTO REPAIR, GARAGE
Est. value
$27.8M
OFFICE BUILDING
Est. value
$26.3M
APARTMENT HOUSE (5+ UNITS) Current
MEDICAL BUILDING
RETAIL STORES
AUTO REPAIR, GARAGE
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
1987
Heating
NONE
Units
108
Lot
4.5 ac
Current owner
From public records · entity-resolved
Va7 Renew Summit LLC
Entity
Mailing address
6191 N STATE HWY 161ST STE #100, IRVING, TX 75038-2290
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 17, 2021
$25,830,000
Va7 Renew Summit LLC
Summit At Alpine Apartment Homes LP
Grant Deed
$16,912,000 · Berkadia Commercial Mortgage LLC
Aug 27, 2015
—
Summit At Alpine Apartment Homes LP
Summit At Alpine Apartment Homes LP
Intrafamily Transfer
related
$11,900,000 · Jpmorgan Chase Bank NA
Mar 29, 2012
$11,160,000
Summit At Alpine Apartment Homes LP
Essex Jms Acquisition LP
Grant Deed
$8,250,000 · Jpmorgan Chase Bank NA
Apr 20, 1990
$4,725,000
John M Sachs INC
Goodwin Alpine P
Grant Deed
—
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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