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Property profile & analytics
OFF-MARKET
Estimated value
$850,000
Apartment buildings
29745 Lilac Rd Valley Center, CA 92082-4045
Trust Owned
13-yr Hold
~
Est. High Equity
Property ID
US09-9881286
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1949
Total area
3,594 SF
Lot
46.22 ac (2,013,343 SF)
Zoning code
AGRICULTURAL
APN
185-062-71-00
UPID
US09-9881286
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
-
Bethel Nursery INC Garden Center
-
Korean Traditional Archery Association Association / Organization
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$920k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$850k
Owner & transaction history
Kim,h & C Family Trust · 13 yrs held
Kim,h & C Family Trust
since 2013
7 recorded transactions
Zoning & alternative use
AGRICULTURAL · Valley Center, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.4M
+21.3%
Office building
$1.3M
+14.5%
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 Valley Center submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Valley Center 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%
$995,000
6.5%
$920,000
7%
$855,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$1,130,000
Current use
AUTO REPAIR, GARAGE
$1,370,000
Change: +21% · Conversion: Difficult
OFFICE BUILDING
$1,295,000
Change: +15% · Conversion: Moderate
WAREHOUSE, STORAGE
$1,020,000
Change: -10% · Conversion: Difficult
Blend value · Realmo final
$850k
Range $765k – $935k · ±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
$237 / 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
$19,162
Tax year 2024
Assessed value
$1,607,733
Assessed 2024
Previous assessed
$1,607,733
+0.0% YoY
Effective rate
1.19%
On assessed value
Assessed land
$1,085,222
Assessed improvement
$522,511
Applied tax rate
94.0000
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
1949
Heating
NONE
Units
5
Bathrooms
6
Total area
3,594 SF
Lot
46.22 ac (2,013,343 SF)
Zoning code
AGRICULTURAL
APN
185-062-71-00
UPID
US09-9881286
Jurisdiction
SAN DIEGO
Zoning & alternative use
AGRICULTURAL · Valley Center, CA
Zoning AGRICULTURAL · permitted uses
AGRICULTURAL · Valley Center, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Valley Center. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$1.1M
AUTO REPAIR, GARAGE
Est. value
$1.4M
OFFICE BUILDING
Est. value
$1.3M
WAREHOUSE, STORAGE
Est. value
$1.0M
APARTMENT HOUSE (5+ UNITS) Current
AUTO REPAIR, GARAGE
OFFICE BUILDING
WAREHOUSE, STORAGE
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
1949
Heating
NONE
Units
5
Bathrooms
6
Lot
46.22 ac
Current owner
From public records · entity-resolved
Kim,h & C Family Trust
Trust
Mailing address
29745 LILAC RD, VALLEY CENTER, CA 92082-4045
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2013
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 3, 2013
—
Kim,h & C Family Trust
Kim,heon K & Chun O
Quit Claim Deed
related
—
Oct 18, 2011
—
Ku Kim Heon
Bethel Nursery INC
Grant Deed
$329,600 · Jpmorgan Chase Bank NA
Aug 8, 2011
—
Heon K Kim
Bethel Nursery INC
Quit Claim Deed
related
—
Nov 17, 2005
—
Bethal Nursery INC
Kim,heon K
Grant Deed
—
Aug 23, 2005
—
Ku Kim Heon
Kim Chun
Intrafamily Transfer
related
$359,650 · Irwin Mortgage Corp
Aug 2, 2005
—
Heon K Kim
Bethel Nursery INC
Grant Deed
—
Dec 30, 2003
$1,175,000
Bethel Nursery INC
Shoemaker,tr
Grant Deed
$775,000 · Shoemaker Trust
Jan 2, 1997
—
William C Etal Shoemaker
Shoemaker,william C Etal
Quit Claim Deed
related
—
May 20, 1992
$975,000
William C Shoemaker
Nordstrom,margar
Grant Deed
—
Mar 28, 1989
$700,000
Nordstrom W R
Witcher Lila C
Grant Deed
$510,000 · San Diego Trust & Savings Bank
—
—
William C Shoemaker
—
Deed Of Trust
related
$570,000 · Rohr FCU
—
—
William C Shoemaker
—
Deed Of Trust
related
$560,000 · Pacific Trust FCU
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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