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Property profile & analytics
OFF-MARKET
Estimated value
$1,125,000
Apartment buildings
7271 Nn Ave Lemon Grove, CA 91945-1535
Individually Owned
2-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-7190536
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1968
Total area
3,648 SF
Lot
0.18 ac (7,858 SF)
Zoning code
COMMERCIAL
APN
479-042-29-00
UPID
US09-7190536
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
$1.10M
CAP Approach
CAP
$935k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.13M
Owner & transaction history
Luciana Cristina Buzzolan · 2 yrs held
Luciana Cristina Buzzolan
since 2023
Last sale
$1.2M
4 recorded transactions
Zoning & alternative use
COMMERCIAL · Lemon Grove, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$1.7M
+50.8%
Auto repair, garage
$1.4M
+21.3%
Office building
$1.3M
+14.5%
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 Lemon Grove submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lemon Grove 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
$1,050,000
ML approach
$1,100,000
CAP Approach
CAP Return
Estimation
6%
$1,010,000
6.5%
$935,000
7%
$865,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$1,150,000
Current use
MEDICAL BUILDING
$1,730,000
Change: +51% · Conversion: Moderate
AUTO REPAIR, GARAGE
$1,395,000
Change: +21% · Conversion: Difficult
OFFICE BUILDING
$1,315,000
Change: +15% · Conversion: Moderate
RETAIL STORES
$1,220,000
Change: +6% · Conversion: Difficult
WAREHOUSE, STORAGE
$1,035,000
Change: -10% · Conversion: Difficult
Blend value · Realmo final
$1.13M
Range $1.01M – $1.24M · ±10% · vs last sale $1.18M (Oct 16 2023)
Last sale anchor
$1.18M
Oct 16 2023
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
$308 / 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
$18,104
Tax year 2024
Assessed value
$1,175,000
Assessed 2024
Previous assessed
$1,175,000
+0.0% YoY
Effective rate
1.54%
On assessed value
Assessed land
$585,000
Assessed improvement
$590,000
Applied tax rate
15.0000
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
1968
Heating
NONE
Units
6
Total area
3,648 SF
Lot
0.18 ac (7,858 SF)
Zoning code
COMMERCIAL
APN
479-042-29-00
UPID
US09-7190536
Jurisdiction
SAN DIEGO
Zoning & alternative use
COMMERCIAL · Lemon Grove, CA
Zoning COMMERCIAL · permitted uses
COMMERCIAL · Lemon Grove, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Lemon Grove. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$1.2M
MEDICAL BUILDING
Est. value
$1.7M
AUTO REPAIR, GARAGE
Est. value
$1.4M
OFFICE BUILDING
Est. value
$1.3M
RETAIL STORES
Est. value
$1.2M
WAREHOUSE, STORAGE
Est. value
$1.0M
APARTMENT HOUSE (5+ UNITS) Current
MEDICAL BUILDING
AUTO REPAIR, GARAGE
OFFICE BUILDING
RETAIL STORES
WAREHOUSE, STORAGE
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
1968
Heating
NONE
Units
6
Lot
0.18 ac
Current owner
From public records · entity-resolved
Luciana Cristina Buzzolan
Individual
Free & Clear · 2 yrs held
Mailing address
13804 VIZ KIMINI, SAN DIEGO, CA 92129
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 16, 2023
$1,175,000
Luciana Cristina Buzzolan
Vittorio Longi
Grant Deed
—
Oct 16, 2023
—
Luciana Cristina Buzzolan
Paolo Longi
Intrafamily Transfer
related
—
Jun 28, 2012
—
Moore Family Trust
Moore,jack R & Marianne Z
Quit Claim Deed
related
—
Aug 7, 1998
$183,900
Jack R Moore
Howard,nroman
Grant 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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