Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$800,000
Apartment buildings
28154 Via Princesaa Murrieta, CA 92563-5766
Individually Owned
Absentee Owner
Free & Clear
Property ID
US09-0791710
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Lot
0.18 ac (7,840 SF)
Zoning code
R3
APN
913-171-012
UPID
US09-0791710
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
$830k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$800k
Owner & transaction history
Ivan Lai
Ivan Lai
since 2025
Last sale
$705,000
7 recorded transactions
Zoning & alternative use
R3 · Murrieta, 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 Murrieta submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Murrieta 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
$955,000
ML approach
$830,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$800k
Range $720k – $880k · ±10% · vs last sale $705k (Oct 20 2022)
Last sale anchor
$705k
Oct 20 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
—
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
$11,137
Tax year 2024
Assessed value
$809,256
Assessed 2024
Previous assessed
$809,256
+0.0% YoY
Effective rate
1.38%
On assessed value
Assessed land
$109,315
Assessed improvement
$699,941
Applied tax rate
24.0000
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
0.18 ac (7,840 SF)
Zoning code
R3
APN
913-171-012
UPID
US09-0791710
Jurisdiction
RIVERSIDE
Zoning & alternative use
R3 · Murrieta, CA
Zoning R3 · permitted uses
R3 · Murrieta, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Murrieta. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Heating
NONE
Lot
0.18 ac
Current owner
From public records · entity-resolved
Ivan Lai
Individual
Free & Clear · 0 yrs held
Mailing address
43867 BARLETTA ST, TEMECULA, CA 92592-3944
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
16 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 26, 2025
—
Ivan Lai
Megan Mao
Deed
related
—
Sep 26, 2025
$1,165,000
Ivan Lai
Suzanne Duckworth
Grant Deed
$815,500 · Neighborhood Loans
Jun 18, 2025
—
Suzanne Duckwohrt
Robert Lewis Spencer Trust
Deed
related
—
May 27, 2025
—
Suzanne Duckworth
Michael A Spencer
Deed
related
—
Oct 20, 2022
—
Robert Lewis Spencer
Robert Lewis Spencer
Intrafamily Transfer
related
—
Dec 5, 2017
—
Robert L Spencer
Spencer Robert L Trust
Quit Claim Deed
related
$282,100 · Mr Cooper
Apr 28, 2005
—
Spencer Robert L Trust
Spencer,robert L
Quit Claim Deed
related
—
Apr 20, 2005
$705,000
Robert Lewis Spencer
Elizabeth B Avalos
Grant Deed
$199,000 · First Horizon Home Loan Corp
Apr 20, 2005
—
Robert L Spencer
Spencer,raven E
Quit Claim Deed
related
—
Dec 5, 2003
—
Elizabeth B Avalos
Avalos,elizabeth B
Quit Claim Deed
related
—
Nov 21, 2003
—
Elizabeth B Avalos
Padilla,albert C
Grant Deed
$145,000 · Bank Of America
Nov 2, 1995
—
Albert C Padilla
Padilla,hildegard B
Quit Claim Deed
related
—
Nov 2, 1995
$140,000
Padilla,albert C
Placer Savings Bank
Trustees Deed
$98,000 · Temple-inland Mortgage Corp
Sep 13, 1995
$174,167
Placer Savings Bank
Smith,alfred K & Lalia W
Trustees Deed
related
—
Mar 15, 1995
—
Alfred K Etal Smith
Smith,alfred K Etal
Quit Claim Deed
related
—
Aug 1, 1989
$166,000
Corporate Assura
Smith Alfred K
Grant 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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 28154 Via Princesaa?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
