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Property profile & analytics
OFF-MARKET
Estimated value
$1,300,000
Apartment buildings
41054 Acacia Ave Hemet, CA 92544-4815
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-1768055
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1954
Construction
WOOD
Total area
7,316 SF
Lot
1.17 ac (50,965 SF)
Zoning code
R3
APN
438-220-008
UPID
US09-1768055
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
$874k
Blend (final)
Blend
$1.30M
Owner & transaction history
Sandard Insurance Company · 1 yrs held
Sandard Insurance Company
since 2025
7 recorded transactions
Zoning & alternative use
R3 · Hemet, 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 Hemet submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Hemet 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
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$2,160,000
Change: -3% · Conversion: Difficult
Blend value · Realmo final
$1.30M
Range $1.17M – $1.43M · ±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
$178 / 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
$13,141
Tax year 2024
Assessed value
$1,146,690
Assessed 2024
Previous assessed
$1,146,690
+0.0% YoY
Effective rate
1.15%
On assessed value
Assessed land
$364,140
Assessed improvement
$782,550
Applied tax rate
71.0000
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
1954
Construction
WOOD
Heating
CENTRAL
Cooling
CENTRAL
Buildings
3
Stories
1
Units
6
Total area
7,316 SF
Lot
1.17 ac (50,965 SF)
Zoning code
R3
APN
438-220-008
UPID
US09-1768055
Jurisdiction
RIVERSIDE
Zoning & alternative use
R3 · Hemet, CA
Zoning R3 · permitted uses
R3 · Hemet, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Hemet. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE
Est. value
$2.2M
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
1954
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Stories
1
Buildings
3
Units
6
Lot
1.17 ac
Current owner
From public records · entity-resolved
Sandard Insurance Company
Entity
Mailing address
4900 SANTA ANITA AVE STE 2C, EL MONTE, CA 91731-1490
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
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
Feb 28, 2025
—
Sandard Insurance Company
Illidan 28 LP
Deed
$1,920,000 · Standard Insurance Co
Aug 20, 2021
—
Illidan 28 LP
—
Deed
related
$885,500 · Pacific Mercantile Bank
Jul 27, 2021
—
Illidan 28 LP
Golden Opportunity No 28 LP
Grant Deed
—
Feb 5, 2020
$1,100,000
Golden Opportunity 28 LP
Hemet 26 LLC
Grant Deed
—
Aug 28, 2018
$259,000
Hemet 26 LLC
41054 Acacia LLC
Grant Deed
$600,000 · 41504 Acacia LLC
Jul 13, 2018
—
41054 Acacia LLC
Bakhshi,michael
Quit Claim Deed
—
Jan 25, 2018
—
Michael Bakhshi
Bakhshi,lucila G
Quit Claim Deed
related
—
Apr 10, 2017
$750,000
Lucila G Bakhshi
Thor Joan R Trust
Grant Deed
$600,000 · Thor Ivan M & Joan R Tr (pt)
Apr 10, 2017
—
Lucila G Bakhshi
Bakhshi,michael
Quit Claim Deed
related
—
Sep 28, 2012
$330,000
Thor Ivan M & Joan Rose Trust
Provident Svgs Bk Fsb
Grant Deed
—
Mar 21, 2012
$352,000
Provident Svgs Bk Fsb
Provident Financial Corp
Trustees Deed
related
—
Mar 8, 2012
—
Robert Mcnallen
Mcnallen,robert
Quit Claim Deed
related
—
Oct 18, 2011
—
Robert Mcnallen
Fancy Visions International In
Grant Deed
—
Aug 28, 2007
—
Fancy Visions Intl INC
Graff,jewel
Grant Deed
—
Mar 13, 2002
$300,000
Jewell Graff
Galletta,joseph L & Teresita S
Grant Deed
$165,000 · James E & Sue E Hiatt
Mar 1, 1988
$325,000
Financia Pacific
Gilli
Trustees Deed
—
—
—
Jewel Graff
—
Deed Of Trust
related
$375,000 · Pacific Premier Bank
—
—
Jewel Graff
—
Deed Of Trust
related
$227,000 · Community Commerce Bank
—
—
Joseph Galletta
—
Deed Of Trust
related
$260,000 · Great Western 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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