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Property profile & analytics
OFF-MARKET
Estimated value
$7,755,000
Apartment buildings
3601 Hilltop Dr Lemon Grove, CA 91945-1957
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9587640
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1995
Total area
23,980 SF
Lot
1.16 ac (50,529 SF)
Zoning code
COMMERCIAL
APN
499-181-11-00
UPID
US09-9587640
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
-
Hilltop Townhomes Apartment Building
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$7.44M
CAP Approach
CAP
$6.13M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$7.76M
Owner & transaction history
Fowler Hospitality LLC · 4 yrs held
Fowler Hospitality LLC
since 2022
Last sale
$9.0M
7 recorded transactions
Zoning & alternative use
COMMERCIAL · Lemon Grove, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$11.4M
+50.8%
Auto repair, garage
$9.2M
+21.3%
Office building
$8.6M
+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 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
$7,215,000
ML approach
$7,440,000
CAP Approach
CAP Return
Estimation
6%
$6,640,000
6.5%
$6,130,000
7%
$5,690,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$7,550,000
Current use
MEDICAL BUILDING
$11,380,000
Change: +51% · Conversion: Moderate
AUTO REPAIR, GARAGE
$9,155,000
Change: +21% · Conversion: Difficult
OFFICE BUILDING
$8,645,000
Change: +15% · Conversion: Moderate
RETAIL STORES
$8,025,000
Change: +6% · Conversion: Difficult
Blend value · Realmo final
$7.76M
Range $6.98M – $8.53M · ±10% · vs last sale $9.00M (Jan 5 2022)
Last sale anchor
$9.00M
Jan 5 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
$323 / 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
$106,862
Tax year 2024
Assessed value
$7,803,000
Assessed 2024
Previous assessed
$7,803,000
+0.0% YoY
Effective rate
1.37%
On assessed value
Assessed land
$3,121,200
Assessed improvement
$4,681,800
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
1995
Heating
NONE
Units
20
Total area
23,980 SF
Lot
1.16 ac (50,529 SF)
Zoning code
COMMERCIAL
APN
499-181-11-00
UPID
US09-9587640
Jurisdiction
SAN DIEGO
Zoning & alternative use
COMMERCIAL · Lemon Grove, CA
Zoning COMMERCIAL · permitted uses
COMMERCIAL · 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.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$7.6M
MEDICAL BUILDING
Est. value
$11.4M
AUTO REPAIR, GARAGE
Est. value
$9.2M
OFFICE BUILDING
Est. value
$8.6M
RETAIL STORES
Est. value
$8.0M
APARTMENT HOUSE (5+ UNITS) Current
MEDICAL BUILDING
AUTO REPAIR, GARAGE
OFFICE BUILDING
RETAIL STORES
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
1995
Heating
NONE
Units
20
Lot
1.16 ac
Current owner
From public records · entity-resolved
Fowler Hospitality LLC
Entity
Mailing address
10752 ROCKHURST AVE, SANTA ANA, CA 92705-6417
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
19 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 5, 2022
$9,000,000
Fowler Hospitality LLC
Truss 1031 LLC
Grant Deed
$5,850,000 · Pacific Premier Bank
Dec 3, 2020
—
Truss 1031 LLC
—
Deed
related
$15,580,500 · Dwight Mortgage Trust LLC
Apr 2, 2019
$5,575,000
Truss 1031 LLC
Sd Property Investment Group LLC
Grant Deed
$2,230,000 · First Republic Bank
Feb 7, 2017
—
Sd Property Inv Group LLC
A & S Group LLC
Grant Deed
—
Jul 21, 2015
$4,025,000
A & S Group LLC
Phyllis A Newman Foster
Grant Deed
$3,018,000 · Jpmorgan Chase Bank NA
Dec 27, 2012
—
Kaiserski Trust
Gabel Kathleen M Trust
Quit Claim Deed
related
—
Oct 19, 2010
—
Gabel Kathleen M Trust
Gabel,robert G
Quit Claim Deed
related
—
Jul 11, 2007
—
Gabel Kathleen M Trust
Gabel,robert G
Quit Claim Deed
related
—
Jun 20, 2005
—
Connolly Family Trust
Connolly,daniel C & Margaret
Quit Claim Deed
related
—
Jan 18, 2005
—
Newman-foster Trust Agreement
Newman-foster Trust Agreement
Quit Claim Deed
related
—
Apr 14, 2004
—
Daniel D Connolly
Connolly,margaret
Quit Claim Deed
related
$1,775,000 · Washington Mutual Fsb
Jul 17, 2002
—
Msv In Vestments LLC
B C Dage INC
Grant Deed
related
—
Sep 29, 2000
$1,480,000
B C Dage INC
Smalley Trust
Grant Deed
$1,110,000 · Washington Mutual Fsb
Dec 22, 1988
$920,000
Summer Sun Ltd P
Hilltop Ltd
Trustees Deed
—
Dec 22, 1988
$230,000
Robert A Smalley
S M Accommodator
Trustees Deed
$650,000 · World Savings & Loan
—
—
Truss 1031 LLC
—
Deed Of Trust
related
$15,580,500 · Dwight Mortgage Trust LLC
—
—
Alex Dadiomov
—
Deed Of Trust
related
$1,770,400 · Abn Amro Mortgage Group INC
—
—
Smalley Trust
—
Deed Of Trust
related
$75,000 · Individual
—
—
Newman-foster & Foster Trust
—
Deed Of Trust
related
$1,740,000 · Washington Mutual Fsb
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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