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Property profile & analytics
OFF-MARKET
Estimated value
$4,325,000
Apartment buildings
635 Emory St Imperial Beach, CA 91932-1500
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6842724
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1970
Total area
12,116 SF
Lot
0.33 ac (14,271 SF)
Zoning code
COMMERCIAL
APN
626-221-22-00
UPID
US09-6842724
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
$3.88M
CAP Approach
CAP
$3.10M
Comparable Approach
Comparable
$4.96M
Blend (final)
Blend
$4.33M
Owner & transaction history
Hg Holdings LLC · 4 yrs held
Hg Holdings LLC
since 2022
Last sale
$5.0M
7 recorded transactions
Zoning & alternative use
COMMERCIAL · Imperial Beach, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$5.8M
+49.3%
Retail stores
$5.1M
+32.0%
Auto repair, garage
$4.6M
+20.1%
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 Imperial Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Imperial Beach 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
$4,010,000
ML approach
$3,880,000
CAP Approach
CAP Return
Estimation
6%
$3,355,000
6.5%
$3,095,000
7%
$2,875,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$3,850,000
Current use
MEDICAL BUILDING
$5,750,000
Change: +49% · Conversion: Moderate
RETAIL STORES
$5,085,000
Change: +32% · Conversion: Difficult
AUTO REPAIR, GARAGE
$4,625,000
Change: +20% · Conversion: Difficult
OFFICE BUILDING
$4,370,000
Change: +13% · Conversion: Moderate
Blend value · Realmo final
$4.33M
Range $3.89M – $4.76M · ±10% · vs last sale $5.00M (Jan 11 2022)
Last sale anchor
$5.00M
Jan 11 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
$357 / 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
$63,917
Tax year 2024
Assessed value
$5,202,000
Assessed 2024
Previous assessed
$5,202,000
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$3,121,200
Assessed improvement
$2,080,800
Applied tax rate
14.0000
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
1970
Heating
NONE
Units
15
Bathrooms
15
Total area
12,116 SF
Lot
0.33 ac (14,271 SF)
Zoning code
COMMERCIAL
APN
626-221-22-00
UPID
US09-6842724
Jurisdiction
SAN DIEGO
Zoning & alternative use
COMMERCIAL · Imperial Beach, CA
Zoning COMMERCIAL · permitted uses
COMMERCIAL · Imperial Beach, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Imperial Beach. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$3.9M
MEDICAL BUILDING
Est. value
$5.8M
RETAIL STORES
Est. value
$5.1M
AUTO REPAIR, GARAGE
Est. value
$4.6M
OFFICE BUILDING
Est. value
$4.4M
APARTMENT HOUSE (5+ UNITS) Current
MEDICAL BUILDING
RETAIL STORES
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
1970
Heating
NONE
Units
15
Bathrooms
15
Lot
0.33 ac
Current owner
From public records · entity-resolved
Hg Holdings LLC
Entity
Mailing address
261 N HWY 101ST #1160, SOLANA BEACH, CA 92075-1129
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 2, 2025
—
Hg Holdings LLC
—
Deed
related
$500,000 · Tdi Income Fund Spe I LLC
Jan 11, 2022
$5,000,000
Hg Holdings LLC
Blue Capital LLC
Grant Deed
$3,250,000 · Axos Bank
Apr 27, 2017
$3,195,000
Blue Corner Capital LLC
J Gregory Noel
Grant Deed
$1,920,000 · First Foundation Bank
Feb 22, 2013
$1,975,000
Noel Family Trust
Kreutzkamp 2000 Trust
Grant Deed
$1,185,000 · Union Bank
Mar 30, 2009
—
Kreutzkamp 2000 Trust
Imperial Villa Apartments
Grant Deed
—
Sep 14, 2007
—
Imperial Villa Apartments
Kreutzkamp 2000 Trust
Grant Deed
—
Nov 21, 2003
—
Kreutzkamp,tr
Jones,tr
Grant Deed
related
$1,008,000 · Jones Trust
—
—
Kreutzkamp,tr
—
Deed Of Trust
related
$975,000 · Washington Mutual Fsb
—
—
Jones Trust
—
Deed Of Trust
related
$500,000 · Western Financial 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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