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Property profile & analytics
OFF-MARKET
Estimated value
$1,410,000
Apartment buildings
7535 Pacific Ave Lemon Grove, CA 91945-2322
Trust Owned
13-yr Hold
Free & Clear
Property ID
US09-7193322
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1977
Total area
8,002 SF
Lot
0.42 ac (18,331 SF)
Zoning code
R-3:RESTRICTED MULTIPLE
APN
480-082-05-00
UPID
US09-7193322
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.41M
Owner & transaction history
Tran Manh Living Trust · 13 yrs held
Tran Manh Living Trust
since 2013
7 recorded transactions
Zoning & alternative use
R-3:RESTRICTED MULTIPLE · Lemon Grove, CA
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 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$176 / 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
$25,183
Tax year 2024
Assessed value
$1,543,284
Assessed 2024
Previous assessed
$1,543,284
+0.0% YoY
Effective rate
1.63%
On assessed value
Assessed land
$459,701
Assessed improvement
$1,083,583
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
1977
Heating
NONE
Units
10
Bathrooms
10
Total area
8,002 SF
Lot
0.42 ac (18,331 SF)
Zoning code
R-3:RESTRICTED MULTIPLE
APN
480-082-05-00
UPID
US09-7193322
Jurisdiction
SAN DIEGO
Zoning & alternative use
R-3:RESTRICTED MULTIPLE · Lemon Grove, CA
Zoning R-3:RESTRICTED MULTIPLE · permitted uses
R-3:RESTRICTED MULTIPLE · 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.
Building & site characteristics
From public records
Year built
1977
Heating
NONE
Units
10
Bathrooms
10
Lot
0.42 ac
Current owner
From public records · entity-resolved
Tran Manh Living Trust
Trust
Free & Clear · 13 yrs held
Mailing address
PO BOX 5641, SAN DIEGO, CA 92165-5641
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 7, 2013
—
Tran Manh Living Trust
Tran,manh
Quit Claim Deed
related
—
Oct 19, 2012
—
Manh Tran
Tran Manh Living Trust
Quit Claim Deed
related
—
Apr 23, 2010
—
Tran Manh Living Trust
Tran,manh
Quit Claim Deed
related
—
Sep 28, 2006
$1,175,000
Manh Tran
Russo Family Trust
Grant Deed
$800,000 · Russo Family Trust
Oct 25, 1988
$440,000
Arpple INC
Mag V INC
Trustees Deed
$340,000 · Coast Federal Bank
Oct 25, 1988
—
Mag V INC
Pierce William G
Trustees Deed
related
—
—
—
Manh Tran
—
Deed Of Trust
related
$744,528 · Russo Family Trust (pt)
—
—
Manh Tran
—
Deed Of Trust
related
$150,000 · Russo Family Trust (pt)
—
—
Manh Tran
—
Deed Of Trust
related
$150,000 · Russo Family Trust
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.
Try Rey
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