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Property profile & analytics
OFF-MARKET
Estimated value
$1,295,000
Apartment buildings
3928 Illinois St San Diego, CA 92104-3058
Individually Owned
23-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6671203
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1991
Total area
10,753 SF
Lot
0.16 ac (6,997 SF)
Zoning code
COMMERCIAL
APN
446-414-15-00
UPID
US09-6671203
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
-
Stepping Stone of San Diego - Stepping Out Medical Clinic
-
John K. Kua III, Caarr Counselor
-
Lorrie Frost Marriage Or Relationship Counselor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.71M
Blend (final)
Blend
$1.30M
Owner & transaction history
Lusti,tr · 23 yrs held
Lusti,tr
since 2002
7 recorded transactions
Zoning & alternative use
COMMERCIAL · San Diego, 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 San Diego submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs San Diego 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
$1.30M
Range $1.17M – $1.42M · ±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
$120 / 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
$18,876
Tax year 2024
Assessed value
$1,509,096
Assessed 2024
Previous assessed
$1,509,096
+0.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$688,146
Assessed improvement
$820,950
Applied tax rate
8.0000
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
1991
Heating
NONE
Units
12
Bathrooms
18
Total area
10,753 SF
Lot
0.16 ac (6,997 SF)
Zoning code
COMMERCIAL
APN
446-414-15-00
UPID
US09-6671203
Jurisdiction
SAN DIEGO
Zoning & alternative use
COMMERCIAL · San Diego, CA
Zoning COMMERCIAL · permitted uses
COMMERCIAL · San Diego, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
San Diego. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1991
Heating
NONE
Units
12
Bathrooms
18
Lot
0.16 ac
Current owner
From public records · entity-resolved
Lusti,tr
Individual
Mailing address
1004 MADISON AVE, SAN DIEGO, CA 92116-1027
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2002
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
15 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 12, 2002
$3,025,000
Lusti,tr
Davis,stephen E
Grant Deed
$1,918,750 · Washington Mutual Fsb
Sep 28, 2000
$1,810,000
Stephen E Davis
Hanney,don & Joan
Grant Deed
$1,215,000 · Washington Mutual Fsb
Apr 30, 1993
—
Hannay,don & Joan
—
Trustees Deed
related
—
Apr 28, 1993
—
Don Hannay
Bid Investments
Grant Deed
$1,605,000 · American Savings Bank
Sep 5, 1990
$386,000
Bid Inv
Professional Dat
Grant Deed
$60,000 · Seller
Mar 3, 1988
$175,000
Scott C Crampton
Profe
Trustees Deed
—
Mar 3, 1988
—
Dat Professional
Dyker
Trustees Deed
related
—
—
—
Bid Inv
—
Deed Of Trust
related
—
—
—
Lusti Madison LP
—
Deed Of Trust
related
—
—
—
Stephen E Davis
—
Deed Of Trust
related
$350,000 · Abn Amro Mortgage Group INC
—
—
Don Hannay
—
Deed Of Trust
related
$77,440 · Individual
—
—
Stephen E Davis
—
Deed Of Trust
related
$245,000 · Olin Trust
—
—
Scott C Crampton
—
Deed Of Trust
related
$131,250 · California Federal Bank
—
—
Scott C Crampton
—
Deed Of Trust
related
—
—
—
Bid Inv
—
Deed Of Trust
related
$1,350,000 · Commerce 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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