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Property profile & analytics
OFF-MARKET
Estimated value
$11,200,000
Apartment buildings
5555 Lk Murray Blvd La Mesa, CA 91942-4211
Individually Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7349430
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1979
Total area
41,022 SF
Lot
2.27 ac (98,881 SF)
Zoning code
R-3:RESTRICTED MULTIPLE
APN
464-300-09-00
UPID
US09-7349430
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
-
The Fountains Apartments Apartment Building
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$10.49M
Comparable Approach
Comparable
$12.50M
Blend (final)
Blend
$11.20M
Owner & transaction history
Mmger · 5 yrs held
Mmger
since 2020
6 recorded transactions
Zoning & alternative use
R-3:RESTRICTED MULTIPLE · La Mesa, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$17.1M
+50.2%
Medical building
$16.9M
+48.4%
Auto repair, garage
$15.7M
+37.6%
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
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$11,360,000
6.5%
$10,485,000
7%
$9,735,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$11,380,000
Current use
RETAIL STORES
$17,090,000
Change: +50% · Conversion: Difficult
MEDICAL BUILDING
$16,885,000
Change: +48% · Conversion: Moderate
AUTO REPAIR, GARAGE
$15,660,000
Change: +38% · Conversion: Difficult
OFFICE BUILDING
$14,790,000
Change: +30% · Conversion: Moderate
Blend value · Realmo final
$11.20M
Range $10.08M – $12.32M · ±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
$273 / 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
$167,349
Tax year 2024
Assessed value
$13,134,638
Assessed 2024
Previous assessed
$13,134,638
+0.0% YoY
Effective rate
1.27%
On assessed value
Assessed land
$5,201,315
Assessed improvement
$7,933,323
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
1979
Heating
NONE
Units
66
Total area
41,022 SF
Lot
2.27 ac (98,881 SF)
Zoning code
R-3:RESTRICTED MULTIPLE
APN
464-300-09-00
UPID
US09-7349430
Jurisdiction
SAN DIEGO
Zoning & alternative use
R-3:RESTRICTED MULTIPLE · La Mesa, CA
Zoning R-3:RESTRICTED MULTIPLE · permitted uses
R-3:RESTRICTED MULTIPLE · 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.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$11.4M
RETAIL STORES
Est. value
$17.1M
MEDICAL BUILDING
Est. value
$16.9M
AUTO REPAIR, GARAGE
Est. value
$15.7M
OFFICE BUILDING
Est. value
$14.8M
APARTMENT HOUSE (5+ UNITS) Current
RETAIL STORES
MEDICAL BUILDING
AUTO REPAIR, GARAGE
OFFICE BUILDING
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
1979
Heating
NONE
Units
66
Lot
2.27 ac
Current owner
From public records · entity-resolved
Mmger
Individual
Mailing address
8880 RIO SAN DIEGO DR, SAN DIEGO, CA 92108-1634
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
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
Sep 16, 2025
—
Mmger
—
Deed
related
$6,335,000 · Jpmorgan Chase Bank NA
Aug 24, 2020
—
Mmger
Mmger
Intrafamily Transfer
related
$7,060,000 · Jpmorgan Chase Bank NA
Dec 26, 2012
—
Mmger Ptshp
Recht Family Trust
Quit Claim Deed
related
—
Nov 28, 2006
—
Michael S Recht
Sung L Suh
Grant Deed
$4,800,000 · Washington Mutual Bank
Oct 18, 2006
—
Suh Family Trust
Hull Lynn J & Janice R
Quit Claim Deed
related
—
Oct 13, 2006
—
Suh Family Trust
Fountains Apartments Ltd
Grant Deed
—
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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