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Property profile & analytics
OFF-MARKET
Estimated value
$5,220,000
Apartment buildings
4265 Palm Ave La Mesa, CA 91941-6500
Entity Owned
13-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9159501
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1990
Total area
38,585 SF
Lot
1.65 ac (71,874 SF)
Zoning code
COMMERCIAL
APN
499-481-33-00
UPID
US09-9159501
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
by Request
Blend (final)
Blend
$5.22M
Owner & transaction history
Chateau Spring Gardens LLC · 13 yrs held
Chateau Spring Gardens LLC
since 2012
6 recorded transactions
Zoning & alternative use
COMMERCIAL · La Mesa, 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 La Mesa submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs La Mesa 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$135 / 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
$98,294
Tax year 2024
Assessed value
$7,179,101
Assessed 2024
Previous assessed
$7,179,101
+0.0% YoY
Effective rate
1.37%
On assessed value
Assessed land
$3,380,388
Assessed improvement
$3,798,713
Applied tax rate
5.0000
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
1990
Heating
NONE
Units
40
Total area
38,585 SF
Lot
1.65 ac (71,874 SF)
Zoning code
COMMERCIAL
APN
499-481-33-00
UPID
US09-9159501
Jurisdiction
SAN DIEGO
Zoning & alternative use
COMMERCIAL · La Mesa, CA
Zoning COMMERCIAL · permitted uses
COMMERCIAL · La Mesa, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
La Mesa. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1990
Heating
NONE
Units
40
Lot
1.65 ac
Current owner
From public records · entity-resolved
Chateau Spring Gardens LLC
Entity
Mailing address
1875 CENTURY PARK E STE #1800, LOS ANGELES, CA 90067-2519
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2012
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 21, 2012
$6,000,000
Chateau Spring Gardens LLC
Blatchley W & B 2007 Trust
Grant Deed
$4,000,000 · First Republic Bank
May 29, 2007
—
Blatchley W & B 2007 Trust
Blatchley,william C JR
Quit Claim Deed
related
—
Jul 31, 1997
$2,325,000
William C Blatchley
Steiman,morris I
Grant Deed
$1,675,000 · Home Savings Of America
Dec 30, 1988
$1,220,000
Morris I Steiman
Unknown
Grant Deed
—
—
—
Chateau Spring Gardens LLC
—
Deed Of Trust
related
$4,925,000 · Sabal Capital II LLC Sabal Capital II LLC
—
—
William Blatchley
—
Deed Of Trust
related
$2,000,000 · Citibank 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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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