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Property profile & analytics
OFF-MARKET
Estimated value
$550,000
Apartment buildings
3242 Kempf St 52, Lemon Grove, CA 91945-2512
Trust Owned
8-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9416116
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1950
Total area
4,286 SF
Lot
0.58 ac (25,264 SF)
Zoning code
R-2:MINOR MULTIPLE
APN
480-224-08-00
UPID
US09-9416116
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$662k
Blend (final)
Blend
$550k
Owner & transaction history
Aguilar,ramon & Norma Trust · 8 yrs held
Aguilar,ramon & Norma Trust
since 2017
5 recorded transactions
Zoning & alternative use
R-2:MINOR MULTIPLE · Lemon Grove, 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 Lemon Grove submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lemon Grove 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
Blend value · Realmo final
$550k
Range $495k – $605k · ±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
$128 / 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
$8,076
Tax year 2024
Assessed value
$338,193
Assessed 2024
Previous assessed
$338,193
+0.0% YoY
Effective rate
2.39%
On assessed value
Assessed land
$136,776
Assessed improvement
$201,417
Applied tax rate
15.0000
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
1950
Heating
NONE
Units
6
Bathrooms
6
Total area
4,286 SF
Lot
0.58 ac (25,264 SF)
Zoning code
R-2:MINOR MULTIPLE
APN
480-224-08-00
UPID
US09-9416116
Jurisdiction
SAN DIEGO
Zoning & alternative use
R-2:MINOR MULTIPLE · Lemon Grove, CA
Zoning R-2:MINOR MULTIPLE · permitted uses
R-2:MINOR MULTIPLE · Lemon Grove, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Lemon Grove. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1950
Heating
NONE
Units
6
Bathrooms
6
Lot
0.58 ac
Current owner
From public records · entity-resolved
Aguilar,ramon & Norma Trust
Trust
Mailing address
13761 PROCTOR VLY RD, JAMUL, CA 91935-3120
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 1, 2022
—
Ramon C Aguilar
—
Deed
related
$305,439 · Wells Fargo Bank NA
Nov 13, 2017
—
Aguilar,ramon & Norma Trust
Aguilar,ramon C & Norma G
Quit Claim Deed
related
—
Feb 9, 2001
$177,000
Ramon C Aquilar
Jose A Mendez Estate
Grant Deed
—
May 4, 1998
—
Maria G Etal Frausto
Frausto,maria G
Quit Claim Deed
related
—
—
—
Ramon C Aguilar
—
Deed Of Trust
related
$446,000 · Union Bank Of California
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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