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Property profile & analytics
OFF-MARKET
Estimated value
$2,085,000
Apartment buildings
415 Grand Ave Spring Valley, CA 91977-5949
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7226847
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1978
Total area
7,807 SF
Lot
0.33 ac (14,584 SF)
Zoning code
R-3:RESTRICTED MULTIPLE
APN
584-490-08-00
UPID
US09-7226847
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
$1.87M
CAP Approach
CAP
$2.00M
Comparable Approach
Comparable
$2.33M
Blend (final)
Blend
$2.09M
Owner & transaction history
Sierra Way Apartments LLC · 3 yrs held
Sierra Way Apartments LLC
since 2023
Last sale
$2.2M
7 recorded transactions
Zoning & alternative use
R-3:RESTRICTED MULTIPLE · Spring Valley, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$3.0M
+67.8%
Office building
$2.8M
+58.5%
Warehouse, storage
$2.6M
+46.3%
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
$1,950,000
ML approach
$1,865,000
CAP Approach
CAP Return
Estimation
6%
$2,160,000
6.5%
$1,995,000
7%
$1,855,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$1,775,000
Current use
AUTO REPAIR, GARAGE
$2,980,000
Change: +68% · Conversion: Difficult
OFFICE BUILDING
$2,815,000
Change: +58% · Conversion: Moderate
WAREHOUSE, STORAGE
$2,600,000
Change: +46% · Conversion: Difficult
Blend value · Realmo final
$2.09M
Range $1.88M – $2.29M · ±10% · vs last sale $2.18M (May 24 2023)
Last sale anchor
$2.18M
May 24 2023
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
$267 / 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
$31,117
Tax year 2024
Assessed value
$2,223,600
Assessed 2024
Previous assessed
$2,223,600
+0.0% YoY
Effective rate
1.40%
On assessed value
Assessed land
$1,224,000
Assessed improvement
$999,600
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
1978
Heating
NONE
Units
10
Bathrooms
10
Total area
7,807 SF
Lot
0.33 ac (14,584 SF)
Zoning code
R-3:RESTRICTED MULTIPLE
APN
584-490-08-00
UPID
US09-7226847
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
$1.8M
AUTO REPAIR, GARAGE
Est. value
$3.0M
OFFICE BUILDING
Est. value
$2.8M
WAREHOUSE, STORAGE
Est. value
$2.6M
APARTMENT HOUSE (5+ UNITS) Current
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
1978
Heating
NONE
Units
10
Bathrooms
10
Lot
0.33 ac
Current owner
From public records · entity-resolved
Sierra Way Apartments LLC
Entity
Mailing address
2244 CECELIA TER, SAN DIEGO, CA 92110-2325
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
20 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 24, 2023
$2,180,000
Sierra Way Apartments LLC
Pi Properties No 5 LLC
Grant Deed
$1,428,000 · Cbre Capital Markets INC
May 1, 2020
—
Pi Properties No 5 LLC
—
Deed
related
$1,333,000 · Capital One Bank NA
Apr 29, 2020
$1,850,000
Pl Properties No 5 LLC
Roque P Cacao
Grant Deed
—
Apr 29, 2020
—
Roque P Cacao
Cacao Living Trust
Quit Claim Deed
related
—
Oct 5, 2018
—
Roque Paraoan Cacao
Roque P Cacao
Intrafamily Transfer
related
—
Oct 5, 2017
—
Roque P Cacao
415 Grand Land Trust
Quit Claim Deed
related
—
Dec 23, 2013
—
415 Grand Land Trust
Cacao,roque P & Lolita L
Quit Claim Deed
related
—
Aug 27, 2013
—
Roque P Cacao
415 Grand Land Trust
Grant Deed
related
—
Sep 27, 2011
—
415 Grand Land Trust
Cacao,roque P & Lolita L
Grant Deed
related
—
Aug 11, 2011
—
Roque P Cacao
415 Grand Land Trust
Grant Deed
related
—
Feb 16, 2007
—
415 Grand Land Trust
Cacao,roque P & Lolita L
Grant Deed
related
—
Feb 15, 2007
—
Roque P Cacao
Christopher Cacao
Grant Deed
related
$825,000 · Washington Mutual Bank
Jul 1, 2005
—
415 Grand Land Trust
Cacao,roque P & Lolita L
Grant Deed
related
—
Jun 30, 2005
—
Roque P Cacao
Christopher Cacao
Grant Deed
related
$780,000 · Washington Mutual Bank
Feb 28, 1990
$481,600
Cacao Roque P
Middleton Paulin
Grant Deed
—
—
—
Roque P Cacao
—
Deed Of Trust
related
$245,000 · American Savings Bank
—
—
415 Grand Land Trust
—
Deed Of Trust
related
$400,000 · Grand Channel LLC
—
—
Roque P Cacao
—
Deed Of Trust
related
$410,000 · Washington Mutual Fsb
—
—
Roque P Cacao
—
Deed Of Trust
related
$410,000 · Washington Mutual Fsb
—
—
Roque P Cacao
—
Deed Of Trust
related
$821,250 · One United 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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