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Property profile & analytics
OFF-MARKET
Estimated value
$12,785,000
Apartment buildings
2758 Lk Pointe Dr 70 Spring Valley, CA 91977-3479
Entity Owned
10-yr Hold
~
Est. High Equity
Property ID
US09-9653805
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
2019
Total area
78,360 SF
Lot
5.69 ac (247,856 SF)
Zoning code
COMMERCIAL
APN
505-672-17-00
UPID
US09-9653805
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
-
Jackson Pointe 111 Apartments Real Estate Agency
-
Lakeview 88 Apartments Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$12.79M
Owner & transaction history
Lake View 88 LLC · 10 yrs held
Lake View 88 LLC
since 2015
7 recorded transactions
Zoning & alternative use
COMMERCIAL · Spring Valley, CA
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 Spring Valley submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Spring Valley 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$17,830,000
Current use
Blend value · Realmo final
$12.79M
Range $11.51M – $14.06M · ±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
$163 / 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
$401,978
Tax year 2024
Assessed value
$30,505,970
Assessed 2024
Previous assessed
$30,505,970
+0.0% YoY
Effective rate
1.32%
On assessed value
Assessed land
$8,086,226
Assessed improvement
$22,419,744
Applied tax rate
83.0000
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
2019
Heating
NONE
Units
88
Total area
78,360 SF
Lot
5.69 ac (247,856 SF)
Zoning code
COMMERCIAL
APN
505-672-17-00
UPID
US09-9653805
Jurisdiction
SAN DIEGO
Zoning & alternative use
COMMERCIAL · Spring Valley, CA
Zoning COMMERCIAL · permitted uses
COMMERCIAL · Spring Valley, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Spring Valley. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$17.8M
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
2019
Heating
NONE
Units
88
Lot
5.69 ac
Current owner
From public records · entity-resolved
Lake View 88 LLC
Entity
Mailing address
PO BOX 4697, LOGAN, UT 84323-4697
Ownership since
2015
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 29, 2018
—
Lakeview 88 LLC
—
Trustees Deed
related
$18,420,000 · First Republic Bk
Sep 8, 2015
—
Lake View 88 LLC
Floit,dan
Grant Deed
$13,870,000 · California Bk&tr
Nov 4, 2014
$6,250,000
Dan Floit
Sweetwater Vistas LLC
Grant Deed
—
Sep 9, 2014
$5,708,052
Sweetwater Vistas LLC
Entra Default Solutions L
Trustees Deed
related
—
Sep 9, 2004
—
Lakeview Homes Of Pointe LLC
Pointe Lakeview Apartments LLC
Quit Claim Deed
related
—
Nov 21, 2003
—
Pointe Lakeview Apartments LLC
Pointe Sdmu LP
Quit Claim Deed
related
$17,400,000 · Bank One NA
Feb 18, 1993
—
Sd Properties LP Pointe
Pointe Communiti
Quit Claim Deed
related
—
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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