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Property profile & analytics
OFF-MARKET
Estimated value
$3,020,000
Apartment buildings
28 Pedregosa St Santa Barbara, CA 93101-2424
Individually Owned
1-yr Hold
~
Est. High Equity
Property ID
US09-0948917
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Lot
0.39 ac (16,988 SF)
APN
025-371-016
UPID
US09-0948917
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
$3.04M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.02M
Owner & transaction history
Ray Mahboob · 1 yrs held
Ray Mahboob
since 2025
Last sale
$3.0M
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 Santa Barbara submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Santa Barbara 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
$3,045,000
ML approach
$3,040,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$3.02M
Range $2.72M – $3.32M · ±10% · vs last sale $3.00M (Feb 6 2025)
Last sale anchor
$3.00M
Feb 6 2025
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
—
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
$69,607
Tax year 2024
Assessed value
$6,579,000
Assessed 2024
Previous assessed
$6,579,000
+0.0% YoY
Effective rate
1.06%
On assessed value
Assessed land
$2,550,000
Assessed improvement
$4,029,000
Applied tax rate
2.0000
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
Heating
NONE
Lot
0.39 ac (16,988 SF)
APN
025-371-016
UPID
US09-0948917
Jurisdiction
SANTA BARBARA
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Heating
NONE
Lot
0.39 ac
Current owner
From public records · entity-resolved
Ray Mahboob
Individual
Mailing address
PO BOX 60521, SANTA BARBARA, CA 93160-0521
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 6, 2025
—
Ray Mahboob
Ericka Mahboob
Deed
related
$3,340,000 · Jpmorgan Chase Bank NA
Dec 1, 2022
$2,995,000
Ray Mahboob
Empresa Real Alta California LLC
Grant Deed
$3,455,000 · Empresa Real Alta California LLC
Aug 19, 2021
—
Empresa Real Alta California LLC
Beit Ir Shalom Affordable Housing L
Quit Claim Deed
related
—
Jan 29, 2021
—
Empresa Real Alta California LLC
—
Deed
related
$3,455,000 · Umpqua Bank
May 27, 2020
$1,680,000
Beit Ir Shalom Affordable Hsng
Real Alta California L Empresa
Grant Deed
—
Jul 18, 2019
$4,250,000
Empresa Real Alta Califronia LLC
Calvin D Marble
Grant Deed
$2,975,000 · Luther Burbank Savings
Jan 14, 2003
—
Marble,tr
Woo,chung M & Yuk Y
Grant Deed
related
$1,250,000 · World Savings Bank
—
—
Chung M Woo
—
Deed Of Trust
related
$550,000 · Home Savings Of America
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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