Trust Owned Property summary
AI-generated overview
A seven-unit multifamily apartment building located at 2695 Mar Vista Drive in Aptos, California. The property includes six two-bedroom residences and one studio apartment, creating a mixed unit configuration. The building has been described as operating at full occupancy, and it supports a stabilized residential rental profile based on its in-place tenancy. A pedestrian and bicycle bridge over Highway 1 is scheduled for completion in 2026 at the end of Mar Vista Drive, providing a connection between Seacliff and Aptos and improving access to nearby schools, beaches, and community amenities.
Property profile
Verified
Property type
Other apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1974
Construction
WOOD
Total area
2,520 SF
Lot
0.43 ac (18,600 SF)
Zoning code
RM-3
APN
039-191-16
UPID
US09-1130380
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
$2.84M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.99M
Blend (final)
Blend
$2.90M
Owner & transaction history
since 2025
Last sale
$2.9M
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.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 5 comparables with addresses
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$2.90M
Value range
$2.61M – $3.18M
±10% around blend
Estimated value / SF
$1,149 / SF
Confidence
High
5 county-verified comps
Property data
88
Market benchmarks
33
Comparable evidence
50
$2.61M
blend $2.90M
$3.18M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
2,520 SF
Lot area
0.43 ac
Year built
1974
APN
039-191-16
Zoning
RM-3
Assessed value
$2,705,040
Annual tax
$36,375
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$1.57M
Weighted, 5 comps · high confidence
Evidence
5 found · 5 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
23.3 mi away · 2,114 SF
23.8 mi away · 3,264 SF
24.0 mi away · 2,760 SF
24.7 mi away · 2,280 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$2.90M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 136 sales
$718
+60%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $1,149/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
Not available
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: replacement-cost inputs are not on file.
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 · 5 sales
Market rates by use type
PDF export
Professional Plan · 30 reports
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Overview
Implied cap rate
2.20%
Implied, in-place cap rate for this other apartment buildings
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
NOI (est.)
$200k *
Last sale · Mar 2025
$2.85M
* 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$9.07M
Move the market yield to see immediate price impact.
Value / SF
$3,598
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
1.70%2.20%2.70%
$180k
$10.56M
$8.16M
$6.65M
$200k
$11.74M
$9.07M
$7.39M
$219k
$12.91M
$9.97M
$8.13M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
5 found
High confidence · county-verified
Closest comparable
$1.50M
10.8 mi · Feb 2026 · $714/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$36,375
Tax year 2024
Assessed value
$2,705,040
Assessed 2024
Previous assessed
$2,705,040
+0.0% YoY
Effective rate
1.34%
On assessed value
Assessed land
$1,758,276
Assessed improvement
$946,764
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
Other apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1974
Construction
WOOD
Heating
FLOOR/WALL FURNACE
Units
3
Rooms
12
Bathrooms
3
Total area
2,520 SF
Lot
0.43 ac (18,600 SF)
Zoning code
RM-3
APN
039-191-16
UPID
US09-1130380
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
1974
Construction
WOOD
Heating
FLOOR/WALL FURNACE
Units
3
Rooms
12
Bathrooms
3
Lot
0.43 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
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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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