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Property profile & analytics
OFF-MARKET
Estimated value
$2,200,000
Apartment buildings
621 Grape St 37 El Cajon, CA 92021-5851
Trust Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-8846794
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1987
Total area
5,964 SF
Lot
0.41 ac (17,820 SF)
Zoning code
R-3:RESTRICTED MULTIPLE
APN
511-012-27-00
UPID
US09-8846794
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
$2.25M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.06M
Blend (final)
Blend
$2.20M
Owner & transaction history
The Dangelo Family Trust
The Dangelo Family Trust
since 2025
Last sale
$2.2M
7 recorded transactions
Zoning & alternative use
R-3:RESTRICTED MULTIPLE · El Cajon, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$2.8M
+129.5%
Office building
$2.2M
+74.4%
Retail stores
$2.0M
+62.1%
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 El Cajon submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs El Cajon 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
$2,295,000
ML approach
$2,250,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
MEDICAL BUILDING
$2,830,000
Change: +130% · Conversion: Moderate
OFFICE BUILDING
$2,150,000
Change: +74% · Conversion: Moderate
RETAIL STORES
$2,000,000
Change: +62% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$1,455,000
Change: +18% · Conversion: Difficult
Blend value · Realmo final
$2.20M
Range $1.98M – $2.42M · ±10% · vs last sale $2.20M (Jul 28 2025)
Last sale anchor
$2.20M
Jul 28 2025
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
$369 / 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
$30,663
Tax year 2024
Assessed value
$1,999,180
Assessed 2024
Previous assessed
$1,999,180
+0.0% YoY
Effective rate
1.53%
On assessed value
Assessed land
$546,820
Assessed improvement
$1,452,360
Applied tax rate
3.0000
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
1987
Heating
NONE
Units
9
Bathrooms
11
Total area
5,964 SF
Lot
0.41 ac (17,820 SF)
Zoning code
R-3:RESTRICTED MULTIPLE
APN
511-012-27-00
UPID
US09-8846794
Jurisdiction
SAN DIEGO
Zoning & alternative use
R-3:RESTRICTED MULTIPLE · El Cajon, CA
Zoning R-3:RESTRICTED MULTIPLE · permitted uses
R-3:RESTRICTED MULTIPLE · El Cajon, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
El Cajon. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
MEDICAL BUILDING
Est. value
$2.8M
OFFICE BUILDING
Est. value
$2.2M
RETAIL STORES
Est. value
$2.0M
INDUSTRIAL (GENERAL)
Est. value
$1.5M
MEDICAL BUILDING
OFFICE BUILDING
RETAIL STORES
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
1987
Heating
NONE
Units
9
Bathrooms
11
Lot
0.41 ac
Current owner
From public records · entity-resolved
The Dangelo Family Trust
Trust
Mailing address
3568 30TH ST, SAN DIEGO, CA 92104-4143
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 28, 2025
$2,200,000
The Dangelo Family Trust
Kenneth Earl Frederick & Lindia Lee
Grant Deed
$205,000 · Malaga Bank Fsb
Jan 20, 2022
—
Kenneth Earl Frederick
—
Deed
related
$1,250,000 · My Point Credit Union
Jul 2, 2020
—
Kenneth Earl Frederick
—
Deed
related
$1,174,000 · My Point Cu Sd
Feb 21, 2020
—
Frederick,k E & L L Fam Trust
Kenneth E Frederick
Quit Claim Deed
related
—
Sep 5, 2018
$1,828,000
Kenneth E Frederick
Horizon Capital Management LP
Grant Deed
$1,150,000 · Luther Burbank Savings
Mar 23, 2015
$1,059,000
Horizon Capital Management LP
Stanley S Toncich
Grant Deed
$741,300 · Jpmorgan Chase Bank NA
Jun 28, 2012
$760,000
Stanley S Toncich
Gary E Barto
Grant Deed
$532,000 · Luther Burbank Savings
Jun 18, 1990
$404,000
Barto Gary E
Diversfied Resou
Trustees Deed
$254,000 · Fidelity Federal Bank
Feb 3, 1988
—
Will Silverthorn
Silve
Quit Claim Deed
related
$290,000 · First Nationwide Bank
—
—
Barto Gary E Trust
—
Deed Of Trust
related
$202,000 · First Future Cu
—
—
Gary E Barto
—
Deed Of Trust
related
$287,000 · Fidelity Federal 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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