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Property profile & analytics
OFF-MARKET
Estimated value
$1,675,000
Apartment buildings
26829 Hillview St Highland, CA 92346-3073
Entity Owned
1-yr Hold
Property ID
US10-1554232
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1942
Construction
WOOD FRAME
Total area
7,440 SF
Lot
0.65 ac (28,500 SF)
APN
1191-421-46-0000
UPID
US10-1554232
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
$1.70M
CAP Approach
CAP
$1.02M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.68M
Owner & transaction history
Illidan 28 LP · 1 yrs held
Illidan 28 LP
since 2025
Last sale
$1.7M
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$2.6M
+61.4%
Auto repair, garage
$2.3M
+42.8%
Medical building
$2.2M
+35.7%
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 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
$1,635,000
ML approach
$1,695,000
CAP Approach
CAP Return
Estimation
6%
$1,100,000
6.5%
$1,015,000
7%
$940,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$1,585,000
Current use
COMMERCIAL (GENERAL)
$2,560,000
Change: +61% · Conversion: Moderate
AUTO REPAIR, GARAGE
$2,265,000
Change: +43% · Conversion: Difficult
MEDICAL BUILDING
$2,155,000
Change: +36% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$2,005,000
Change: +26% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$1,985,000
Change: +25% · Conversion: Difficult
Blend value · Realmo final
$1.68M
Range $1.51M – $1.84M · ±10% · vs last sale $1.68M (May 16 2022)
Last sale anchor
$1.68M
May 16 2022
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
$225 / 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
$21,427
Tax year 2023
Assessed value
$1,747,872
Assessed 2024
Previous assessed
$1,713,600
+2.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$416,160
Assessed improvement
$1,331,712
Applied tax rate
18.0000
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
1942
Construction
WOOD FRAME
Heating
NONE
Units
12
Total area
7,440 SF
Lot
0.65 ac (28,500 SF)
APN
1191-421-46-0000
UPID
US10-1554232
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
$1.6M
COMMERCIAL (GENERAL)
Est. value
$2.6M
AUTO REPAIR, GARAGE
Est. value
$2.3M
MEDICAL BUILDING
Est. value
$2.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.0M
INDUSTRIAL (GENERAL)
Est. value
$2.0M
APARTMENT HOUSE (5+ UNITS) Current
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
INDUSTRIAL (GENERAL)
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
1942
Construction
WOOD FRAME
Heating
NONE
Units
12
Lot
0.65 ac
Current owner
From public records · entity-resolved
Illidan 28 LP
Entity
Mailing address
4900 SANTA ANITA AVE STE 2C, EL MONTE, CA 91731-1490
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 25, 2025
—
Illidan 28 LP
Golden Opportunity No 28 LP
Deed
related
$2,100,000 · Standard Insurance Co
May 16, 2022
$1,680,000
Golden Opportunity No 28 LP
Kim J Burry
Grant Deed
$1,680,000 · Western Alliance Bank
Sep 17, 2020
—
Kim J Burry
—
Deed
related
$715,000 · Pacific Premier Bank
—
—
Kim J Burry
—
Deed Of Trust
related
$242,200 · U F Service Corp
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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