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Property profile & analytics
OFF-MARKET
Estimated value
$9,025,000
Apartment buildings
5565 Lk Murray Blvd La Mesa, CA 91942-4212
Individually Owned
8-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7035221
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
2019
Total area
37,637 SF
Lot
1.29 ac (56,192 SF)
Zoning code
COMMERCIAL
APN
464-300-10-00
UPID
US09-7035221
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
-
VILLEA at Lake Murray Apartment Complex Apartment Building
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$9.62M
Comparable Approach
Comparable
$9.44M
Blend (final)
Blend
$9.03M
Owner & transaction history
First Republic Bk · 8 yrs held
First Republic Bk
since 2018
6 recorded transactions
Zoning & alternative use
COMMERCIAL · La Mesa, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$14.4M
+37.6%
Office building
$13.6M
+30.0%
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%
$10,425,000
6.5%
$9,620,000
7%
$8,935,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$10,440,000
Current use
AUTO REPAIR, GARAGE
$14,370,000
Change: +38% · Conversion: Difficult
OFFICE BUILDING
$13,570,000
Change: +30% · Conversion: Moderate
Blend value · Realmo final
$9.03M
Range $8.12M – $9.93M · ±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
$240 / 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
$123,975
Tax year 2024
Assessed value
$9,921,809
Assessed 2024
Previous assessed
$9,921,809
+0.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$840,259
Assessed improvement
$9,081,550
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
2019
Heating
NONE
Units
27
Total area
37,637 SF
Lot
1.29 ac (56,192 SF)
Zoning code
COMMERCIAL
APN
464-300-10-00
UPID
US09-7035221
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.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$10.4M
AUTO REPAIR, GARAGE
Est. value
$14.4M
OFFICE BUILDING
Est. value
$13.6M
APARTMENT HOUSE (5+ UNITS) Current
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
2019
Heating
NONE
Units
27
Lot
1.29 ac
Current owner
From public records · entity-resolved
First Republic Bk
Individual
Mailing address
5055 N HBR DR STE #240, SAN DIEGO, CA 92106-2302
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2018
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
May 10, 2018
—
First Republic Bk
Villea Lake Murray LLC
Quit Claim Deed
related
$6,250,000 · First Republic Bk
Dec 4, 2017
—
Peckham Family Trust
Peckham Family Trust
Quit Claim Deed
—
Jun 1, 2017
—
Peckham Properties INC
—
Loan Modification
related
$9,600,000 · Miscellaneous Ins Co
Mar 24, 2014
—
Peckham Family Trust
Peckham Family Trust
Quit Claim Deed
related
—
Nov 18, 2011
—
Peckham,family Trust
Peckham,family Trust
Quit Claim Deed
related
$7,080,095 · American United Life Ins Co
May 16, 1988
$1,200,000
La Mesa Commerci
Love Stanley J
Trustees 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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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