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635 Emory St, Imperial Beach, CA 91932
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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
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.88M
CAP Approach
CAP
$3.10M
Comparable Approach
Comparable
$4.96M
Blend (final)
Blend
$4.01M
Owner & transaction history
since 2022
Last sale
$5.0M
7 recorded transactions
Zoning & alternative use
COMMERCIAL · Imperial Beach, CA
Top alternative use upside
Medical building
$5.8M
+49.3%
Retail stores
$5.1M
+32.0%
Auto repair, garage
$4.6M
+20.1%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
All 15 comparables with addresses
5 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Professional Plan · 30 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$4.01M
Value range
$3.61M – $4.41M
±10% around blend
Estimated value / SF
$331 / SF
Confidence
High
15 county-verified comps
Property data
88
Market benchmarks
100
Comparable evidence
100
Income certainty
100
$3.61M
blend $4.01M
$4.41M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
12,116 SF
Lot area
0.33 ac
Year built
1970
APN
626-221-22-00
Zoning
COMMERCIAL
Assessed value
$5,202,000
Annual tax
$63,917
3
Income approach: direct capitalization
Partial preview
Income approach indication
$3.10M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$3.36M
@ 6.5% CAP return
$3.10M
@ 7% CAP return
$2.88M
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Property tax
$63,917
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$5.74M
Weighted, 15 comps · high confidence
Evidence
15 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
4.0 mi away · 12,360 SF
8.4 mi away · 9,058 SF
9.0 mi away · 14,189 SF
11.0 mi away · 11,104 SF
11.2 mi away · 10,188 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$4.01M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 50 sales
$318
+4%
Submarket 50 sales
$318
+4%
County 2072 sales
$315
+5%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $331/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Medical Building
Gross theoretical uplift
+49%
vs current-use indication
Retail Stores
Auto Repair, Garage
Office Building
Apartment House (5+ Units) · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Market benchmark
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 15 sales
NOI build-up · 9 steps
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
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Overview
Selected market yield
5.00%
Selected cap rate for this apartment buildings
Derived from the Imperial Beach market rent, vacancy and expense benchmarks for this use type.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 5.00%
9.0%
NOI (est.)
$201k *
Last sale · Jan 2022
$5.00M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$4.03M
Move the market yield to see immediate price impact.
Value / SF
$332
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
4.50%5.00%5.50%
$181k
$4.03M
$3.62M
$3.29M
$201k
$4.47M
$4.03M
$3.66M
$221k
$4.92M
$4.43M
$4.03M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
15 found
High confidence · county-verified
Closest comparable
$5.00M
0.2 mi · Dec 2025 · $549/SF
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
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
For Sale
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, CAZoning COMMERCIAL · permitted uses
COMMERCIAL · Imperial Beach, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1970
Heating
NONE
Units
15
Bathrooms
15
Lot
0.33 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
COMMERCIAL
Jurisdiction
Imperial Beach, CA
Recorded code
COMMERCIAL
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for COMMERCIAL in Imperial Beach, CA.
What opens after registration
Zoning profile
3 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 30 · 300 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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