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Property profile & analytics
OFF-MARKET
Estimated value
$22,455,000
Apartment buildings
2680 Highland Ave Highland, CA 92346-2181
Individually Owned
20-yr Hold
Property ID
US10-1782398
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (100+ UNITS)
Year built
1986
Construction
WOOD FRAME
Total area
156,367 SF
Lot
7.4 ac (322,344 SF)
APN
0285-742-34-0000
UPID
US10-1782398
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
-
Parkwood Knoll Apartments Apartment Building
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$21.30M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$22.46M
Owner & transaction history
Sam Menlo · 20 yrs held
Sam Menlo
since 2005
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Highland submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Highland 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$23,070,000
6.5%
$21,295,000
7%
$19,775,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$33,330,000
Current use
Blend value · Realmo final
$22.46M
Range $20.21M – $24.70M · ±10%
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
$144 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$299,428
Tax year 2023
Assessed value
$24,735,260
Assessed 2024
Previous assessed
$24,735,260
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$1,678,445
Assessed improvement
$23,056,815
Applied tax rate
7.0000
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 (100+ UNITS)
Status
Off-Market
Year built
1986
Construction
WOOD FRAME
Heating
NONE
Stories
2
Units
178
Rooms
6
Bathrooms
2
Total area
156,367 SF
Lot
7.4 ac (322,344 SF)
APN
0285-742-34-0000
UPID
US10-1782398
Jurisdiction
SAN BERNARDINO
Zoning & alternative use
Zoning · permitted uses
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
$33.3M
APARTMENT HOUSE (5+ UNITS) Current
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
1986
Construction
WOOD FRAME
Heating
NONE
Stories
2
Units
178
Rooms
6
Bathrooms
2
Lot
7.4 ac
Current owner
From public records · entity-resolved
Sam Menlo
Individual
Mailing address
4221 WILSHIRE BLVD STE #480, LOS ANGELES, CA 90010-3541
Ownership since
2005
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
17 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 27, 2005
—
Sam Menlo
Sam Menlo
Intrafamily Transfer
related
$11,500,000 · Arbor Commercial Mortgage LLC
May 13, 2005
—
William P Bennett
Bennett,helen
Quit Claim Deed
related
—
May 11, 2005
—
Menio Trust
Rk Multifamily Income Fund Xi
Grant Deed
—
Aug 3, 2001
—
Generva Etal Gross
Gross,generva
Quit Claim Deed
related
—
May 4, 2001
$150,000
Schweitzer,tr
Rk Multifamily Income Fund Xi
Grant Deed
related
—
Mar 16, 2001
$170,000
Fisher,tr
Rk Multifamily Income Fund Xi
Grant Deed
related
—
Feb 20, 2001
$155,000
Robert S Mouser
Rk Multifamily Income Fund Xi
Grant Deed
—
Jan 31, 2001
$225,000
Wang Trust
Rk Multifamily Income Fund Xi
Trustees Deed
related
—
Jan 31, 2001
$131,500
Bennett,william P
Bk Multifamily Income Fund Xi
Trustees Deed
related
—
Jan 18, 2001
$404,000
Feiwell Trust
Rk Multifamily Income Fund Xi
Grant Deed
related
—
Aug 5, 1994
$1,151,000
Parkwood National Associates L
Lw-llp2 LP
Grant Deed
—
May 21, 1993
—
LP Lw-ssp2
—
Deed Of Trust
related
—
Apr 27, 1993
—
First Hotel Inv
Republic Dev Co
Grant Deed
related
—
—
—
Parkwood National Assoc LP
—
Deed Of Trust
related
$5,530,000 · Cathay Bank
—
—
Lw-ssp2 LP
—
Deed Of Trust
related
$5,233,000 · Lw-sp2 LP
—
—
Multifamily Income Fund Xi Rk
—
Deed Of Trust
related
$5,450,000 · California Federal Bank
—
—
Multifamily Income Fund Xi Rk
—
Deed Of Trust
related
$5,450,000 · Financial Inst Partners Mtg
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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