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Property profile & analytics
OFF-MARKET
Estimated value
$13,350,000
Apartment buildings
740 Sycamore Rd Arvin, CA 93203-2173
Individually Owned
12-yr Hold
Property ID
US09-5010126
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
2014
Construction
WOOD FRAME
Total area
81,434 SF
Lot
5.14 ac (223,898 SF)
APN
192-170-08-00-4
UPID
US09-5010126
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
-
Idaho Pacific West Builders Construction Company
-
Sycamore Apartments Apartment Complex
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$14.44M
Comparable Approach
Comparable
$16.36M
Blend (final)
Blend
$13.35M
Owner & transaction history
Alexis Gevorgian · 12 yrs held
Alexis Gevorgian
since 2013
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$17.2M
+41.4%
Office building
$15.8M
+30.0%
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 Arvin submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Arvin 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$15,635,000
6.5%
$14,435,000
7%
$13,400,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$12,135,000
Current use
MEDICAL BUILDING
$17,165,000
Change: +41% · Conversion: Moderate
OFFICE BUILDING
$15,775,000
Change: +30% · Conversion: Moderate
AUTO REPAIR, GARAGE
$11,300,000
Change: -7% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$10,340,000
Change: -15% · Conversion: Difficult
RETAIL STORES
$10,245,000
Change: -16% · Conversion: Difficult
Blend value · Realmo final
$13.35M
Range $12.02M – $14.69M · ±10%
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
$164 / 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
$32,116
Tax year 2023
Assessed value
$16,772,515
Assessed 2023
Previous assessed
$16,772,515
+0.0% YoY
Effective rate
0.19%
On assessed value
Assessed land
$848,344
Assessed improvement
$15,924,171
Applied tax rate
9.0000
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
2014
Construction
WOOD FRAME
Heating
FORCED AIR
Cooling
YES
Stories
2
Units
72
Total area
81,434 SF
Lot
5.14 ac (223,898 SF)
APN
192-170-08-00-4
UPID
US09-5010126
Jurisdiction
KERN
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
$12.1M
MEDICAL BUILDING
Est. value
$17.2M
OFFICE BUILDING
Est. value
$15.8M
AUTO REPAIR, GARAGE
Est. value
$11.3M
INDUSTRIAL (GENERAL)
Est. value
$10.3M
RETAIL STORES
Est. value
$10.2M
APARTMENT HOUSE (5+ UNITS) Current
MEDICAL BUILDING
OFFICE BUILDING
AUTO REPAIR, GARAGE
INDUSTRIAL (GENERAL)
RETAIL STORES
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
2014
Construction
WOOD FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
2
Units
72
Lot
5.14 ac
Current owner
From public records · entity-resolved
Alexis Gevorgian
Individual
Mailing address
430 E STATE ST STE #100, EAGLE, ID 83616-5901
Ownership since
2013
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
20 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 17, 2013
$720,000
Alexis Gevorgian
Arvin Pacific Associates II
Grant Deed
—
May 8, 2013
—
Arvin Pacific Associates
—
Deed Of Trust
related
$2,250,892 · Us Department Of Agriculture
Mar 14, 2013
$720,000
Arvin Pacific Associates II
Coachella Management Partners
Grant Deed
—
Mar 14, 2013
—
Coachella Management Partners
Affordable Hsng Land
Grant Deed
—
Jul 17, 2012
—
Affordable Housing Land
Gevorgian,andre & Sofia
Grant Deed
—
May 10, 2011
$110,000
Andre Gevorgian
Affordable Housing Land
Grant Deed
—
Apr 21, 2011
—
Arvin Pacific Associates
Affordable Housing Land
Grant Deed
$9,149,891 · Wells Fargo Bank
Oct 22, 2010
—
Affordable Hsng Land Consultan
Arvin Pacific Associates
Grant Deed
related
—
Aug 10, 2010
$490,000
Arvin Pacific Associates
Affordable Housing Land
Grant Deed
—
Jul 2, 2010
—
Alexis Gevorgian
Gevorgian,abraham & Mania
Quit Claim Deed
related
—
Oct 30, 2009
$250,000
Abraham Gevorgian
Ismail,mike
Grant Deed
—
Oct 29, 2009
—
Mike Ismail
790 Sycamore Dr
Quit Claim Deed
related
—
May 16, 2008
$500,000
Sycamore Dr 790
Ismail,mike
Grant Deed
—
May 16, 2008
—
Mike Ismail
Haig Engineering & Const INC
Grant Deed
related
—
Nov 28, 2006
—
Haig Engineering & Const INC
Gevorgian,alexis
Grant Deed
$606,000 · South Shore Trust
—
—
Arvin Pacific Assocs
—
Deed Of Trust
related
$480,000 · Wells Fargo Fin'l Nat'l Bank
—
—
Haig Engineering & Const INC
—
Deed Of Trust
related
$800,000 · Amg & Assocs Retirement Trust
—
—
Arvin Pacific Associates
—
Deed Of Trust
related
$749,108 · Us Department Of Agriculture
—
—
Arvin Pacific Associates II
—
Deed Of Trust
related
$1,500,000 · Bonneville Mtg
—
—
Arvin Pacific Associates
—
Deed Of Trust
related
$480,000 · Wells Fargo Fin'l Nat'l 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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