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Property profile & analytics
OFF-MARKET
Estimated value
$2,160,000
Apartment buildings
6920 Victoria Ave Highland, CA 92346-2971
Entity Owned
4-yr Hold
Property ID
US10-1546853
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1986
Construction
WOOD FRAME
Total area
14,715 SF
Lot
1.45 ac (63,162 SF)
APN
1191-231-01-0000
UPID
US10-1546853
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
-
Miss Kitty's Press on Nails Nail Salon
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.61M
CAP Approach
CAP
$2.01M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.16M
Owner & transaction history
Chloe Zheng LLC · 4 yrs held
Chloe Zheng LLC
since 2021
Last sale
$1.9M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Highland submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Highland 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
$2,485,000
ML approach
$2,605,000
CAP Approach
CAP Return
Estimation
6%
$2,170,000
6.5%
$2,005,000
7%
$1,860,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$3,135,000
Current use
Blend value · Realmo final
$2.16M
Range $1.94M – $2.38M · ±10% · vs last sale $1.86M (Dec 28 2021)
Last sale anchor
$1.86M
Dec 28 2021
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
$147 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$25,952
Tax year 2023
Assessed value
$2,110,673
Assessed 2024
Previous assessed
$2,069,287
+2.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$483,577
Assessed improvement
$1,627,096
Applied tax rate
18.0000
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
1986
Construction
WOOD FRAME
Heating
NONE
Stories
1
Units
19
Total area
14,715 SF
Lot
1.45 ac (63,162 SF)
APN
1191-231-01-0000
UPID
US10-1546853
Jurisdiction
SAN BERNARDINO
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$3.1M
APARTMENT HOUSE (5+ UNITS) Current
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
1986
Construction
WOOD FRAME
Heating
NONE
Stories
1
Units
19
Lot
1.45 ac
Current owner
From public records · entity-resolved
Chloe Zheng LLC
Entity
Mailing address
1520 DRUMHILL DR, HACIENDA HEIGHTS, CA 91745-3353
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 28, 2021
—
Chloe Zheng LLC
Chloe Zheng LLC
Intrafamily Transfer
related
$1,719,000 · Pacific Premier Bank
Mar 31, 2017
$1,855,000
Chloe Zheng LLC
K T M A INC
Grant Deed
$1,000,000 · East West Bank
Aug 5, 2016
—
Ktma INC
—
Deed
related
$1,200,000 · Margret K Shoukry
Aug 19, 2014
—
Ktma INC
Nakoula,thoriya Y
Quit Claim Deed
—
Aug 8, 2014
$1,500,000
Thoriya Youstina Nakoula
Paul Rusanoff
Grant Deed
$500,000 · Bofi Federal Bank
Apr 6, 2004
—
Paul Rusanoff
Grewal,tr
Grant Deed
related
$1,040,000 · Lasalle National Bank
—
—
Ktma INC
—
Deed Of Trust
related
$1,200,000 · Margret K Shoukry
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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