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Property profile & analytics
OFF-MARKET
Estimated value
$3,660,000
Apartment buildings
4525 Rainier Ave San Diego, CA 92120-2548
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8555405
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1965
Total area
8,056 SF
Lot
0.25 ac (10,805 SF)
Zoning code
R-3:RESTRICTED MULTIPLE
APN
458-531-23-00
UPID
US09-8555405
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
$3.33M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.19M
Blend (final)
Blend
$3.66M
Owner & transaction history
Bel Vue Terrace Properties LLC · 4 yrs held
Bel Vue Terrace Properties LLC
since 2022
Last sale
$4.5M
6 recorded transactions
Zoning & alternative use
R-3:RESTRICTED MULTIPLE · San Diego, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$4.7M
+74.8%
Retail stores
$3.9M
+44.4%
Office building
$3.4M
+26.7%
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
$3,410,000
ML approach
$3,325,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$2,685,000
Current use
MEDICAL BUILDING
$4,690,000
Change: +75% · Conversion: Moderate
RETAIL STORES
$3,875,000
Change: +44% · Conversion: Difficult
OFFICE BUILDING
$3,400,000
Change: +27% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$3,240,000
Change: +21% · Conversion: Difficult
Blend value · Realmo final
$3.66M
Range $3.29M – $4.03M · ±10% · vs last sale $4.50M (Jul 14 2022)
Last sale anchor
$4.50M
Jul 14 2022
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
$454 / 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
$56,452
Tax year 2024
Assessed value
$4,590,000
Assessed 2024
Previous assessed
$4,590,000
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$3,060,000
Assessed improvement
$1,530,000
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
1965
Heating
NONE
Units
14
Bathrooms
14
Total area
8,056 SF
Lot
0.25 ac (10,805 SF)
Zoning code
R-3:RESTRICTED MULTIPLE
APN
458-531-23-00
UPID
US09-8555405
Jurisdiction
SAN DIEGO
Zoning & alternative use
R-3:RESTRICTED MULTIPLE · San Diego, CA
Zoning R-3:RESTRICTED MULTIPLE · permitted uses
R-3:RESTRICTED MULTIPLE · 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.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$2.7M
MEDICAL BUILDING
Est. value
$4.7M
RETAIL STORES
Est. value
$3.9M
OFFICE BUILDING
Est. value
$3.4M
INDUSTRIAL (GENERAL)
Est. value
$3.2M
APARTMENT HOUSE (5+ UNITS) Current
MEDICAL BUILDING
RETAIL STORES
OFFICE BUILDING
INDUSTRIAL (GENERAL)
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
1965
Heating
NONE
Units
14
Bathrooms
14
Lot
0.25 ac
Current owner
From public records · entity-resolved
Bel Vue Terrace Properties LLC
Entity
Mailing address
14754 VIA DEL CANON, DEL MAR, CA 92014-4208
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
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
Oct 6, 2022
—
Bel Vue Terrace Properties LLC
—
Deed
related
$1,730,000 · Mission FCU
Jul 14, 2022
$4,500,000
Bel Vue Terrace Properties LLC
Rainier Avenue LLC
Grant Deed
—
Mar 18, 2016
—
Rainier Avenue LLC
Varonin David Trust
Quit Claim Deed
—
Oct 8, 2008
—
Varonin Jack Living Trust
Varonin Alex Family Trust
Quit Claim Deed
—
Jun 6, 1991
$773,000
Varonin Trust
Ritter,philip J
Grant Deed
$525,000 · Home Savings Of America
—
—
Varonin,tr
—
Deed Of Trust
related
$542,000 · 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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