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Property profile & analytics
OFF-MARKET
Estimated value
$1,915,000
Apartment buildings
3634 Barcelona St Spring Valley, CA 91977-1505
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9503887
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1987
Total area
5,250 SF
Lot
0.22 ac (9,713 SF)
Zoning code
R-3:RESTRICTED MULTIPLE
APN
501-248-09-00
UPID
US09-9503887
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
$1.92M
CAP Approach
CAP
$1.34M
Comparable Approach
Comparable
$1.30M
Blend (final)
Blend
$1.92M
Owner & transaction history
Sv Props LLC · 2 yrs held
Sv Props LLC
since 2024
Last sale
$1.9M
7 recorded transactions
Zoning & alternative use
R-3:RESTRICTED MULTIPLE · Spring Valley, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$2.5M
+108.6%
Auto repair, garage
$2.0M
+67.8%
Office building
$1.9M
+58.5%
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 Spring Valley submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Spring Valley 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
$1,915,000
ML approach
$1,915,000
CAP Approach
CAP Return
Estimation
6%
$1,455,000
6.5%
$1,340,000
7%
$1,245,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$1,195,000
Current use
MEDICAL BUILDING
$2,490,000
Change: +109% · Conversion: Moderate
AUTO REPAIR, GARAGE
$2,005,000
Change: +68% · Conversion: Difficult
OFFICE BUILDING
$1,895,000
Change: +58% · Conversion: Moderate
WAREHOUSE, STORAGE
$1,750,000
Change: +46% · Conversion: Difficult
Blend value · Realmo final
$1.92M
Range $1.72M – $2.11M · ±10% · vs last sale $1.92M (Jun 3 2024)
Last sale anchor
$1.92M
Jun 3 2024
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
$365 / 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
$16,838
Tax year 2024
Assessed value
$1,103,868
Assessed 2024
Previous assessed
$1,103,868
+0.0% YoY
Effective rate
1.53%
On assessed value
Assessed land
$180,269
Assessed improvement
$923,599
Applied tax rate
83.0000
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
1987
Heating
NONE
Units
7
Bathrooms
14
Total area
5,250 SF
Lot
0.22 ac (9,713 SF)
Zoning code
R-3:RESTRICTED MULTIPLE
APN
501-248-09-00
UPID
US09-9503887
Jurisdiction
SAN DIEGO
Zoning & alternative use
R-3:RESTRICTED MULTIPLE · Spring Valley, CA
Zoning R-3:RESTRICTED MULTIPLE · permitted uses
R-3:RESTRICTED MULTIPLE · Spring Valley, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Spring Valley. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$1.2M
MEDICAL BUILDING
Est. value
$2.5M
AUTO REPAIR, GARAGE
Est. value
$2.0M
OFFICE BUILDING
Est. value
$1.9M
WAREHOUSE, STORAGE
Est. value
$1.8M
APARTMENT HOUSE (5+ UNITS) Current
MEDICAL BUILDING
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
1987
Heating
NONE
Units
7
Bathrooms
14
Lot
0.22 ac
Current owner
From public records · entity-resolved
Sv Props LLC
Entity
Mailing address
1165 NARANCA AVE, EL CAJON, CA 92021-4817
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 3, 2024
$1,915,000
Sv Props LLC
Mohammad B Borghei
Grant Deed
$1,154,000 · First Entertainment Cu
Feb 19, 2020
—
Mohammad B Borghei
Mohammad B Borghei
Intrafamily Transfer
related
$1,040,000 · Luther Burbank Savings
Sep 6, 2013
$918,500
Mohammad B Borghei
Frank W Spees JR
Grant Deed
$675,000 · Luther Burbank Savings
Feb 17, 2012
—
Spees Trust
Spees Family Trust
Quit Claim Deed
related
—
Jan 23, 2008
—
Spees Family Trust
Spees Family
Quit Claim Deed
related
—
Dec 11, 2002
$640,000
Spees Family LP
Kwak,joseph A
Grant Deed
—
Jan 17, 1991
$420,000
Kwak Joseph A
American Escrow
Grant Deed
$314,000 · Fidelity Federal Bank
—
—
Spees Family LP
—
Deed Of Trust
related
$400,000 · World Savings Bank
—
—
Spees Family LP
—
Deed Of Trust
related
$950,000 · World Savings Bank
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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