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Property profile & analytics
OFF-MARKET
Estimated value
$4,695,000
Apartment buildings
7570 Church St, Lemon Grove, CA 91945-2300
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9512073
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1987
Total area
14,654 SF
Lot
0.62 ac (27,007 SF)
Zoning code
R-3:RESTRICTED MULTIPLE
APN
480-161-13-00
UPID
US09-9512073
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
$4.44M
CAP Approach
CAP
$3.75M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.70M
Owner & transaction history
Dirac Real Estate Holdings LLC · 4 yrs held
Dirac Real Estate Holdings LLC
since 2021
Last sale
$4.9M
7 recorded transactions
Zoning & alternative use
R-3:RESTRICTED MULTIPLE · Lemon Grove, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$7.0M
+50.8%
Auto repair, garage
$5.6M
+21.3%
Office building
$5.3M
+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
$4,605,000
ML approach
$4,435,000
CAP Approach
CAP Return
Estimation
6%
$4,060,000
6.5%
$3,745,000
7%
$3,480,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$4,615,000
Current use
MEDICAL BUILDING
$6,955,000
Change: +51% · Conversion: Moderate
AUTO REPAIR, GARAGE
$5,595,000
Change: +21% · Conversion: Difficult
OFFICE BUILDING
$5,285,000
Change: +15% · Conversion: Moderate
RETAIL STORES
$4,905,000
Change: +6% · Conversion: Difficult
Blend value · Realmo final
$4.70M
Range $4.23M – $5.16M · ±10% · vs last sale $4.87M (Oct 8 2021)
Last sale anchor
$4.87M
Oct 8 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
$320 / 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
$71,813
Tax year 2024
Assessed value
$5,045,228
Assessed 2024
Previous assessed
$5,045,228
+0.0% YoY
Effective rate
1.42%
On assessed value
Assessed land
$2,080,800
Assessed improvement
$2,964,428
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
1987
Heating
NONE
Units
17
Total area
14,654 SF
Lot
0.62 ac (27,007 SF)
Zoning code
R-3:RESTRICTED MULTIPLE
APN
480-161-13-00
UPID
US09-9512073
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.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$4.6M
MEDICAL BUILDING
Est. value
$7.0M
AUTO REPAIR, GARAGE
Est. value
$5.6M
OFFICE BUILDING
Est. value
$5.3M
RETAIL STORES
Est. value
$4.9M
APARTMENT HOUSE (5+ UNITS) Current
MEDICAL BUILDING
AUTO REPAIR, GARAGE
OFFICE BUILDING
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
1987
Heating
NONE
Units
17
Lot
0.62 ac
Current owner
From public records · entity-resolved
Dirac Real Estate Holdings LLC
Entity
Mailing address
1904 BALBOA AVE, DEL MAR, CA 92014-2202
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 8, 2021
$4,867,000
Dirac Real Estate Holdings LLC
Juniper Village LLC
Grant Deed
$3,168,750 · First Republic Bank
Apr 1, 2021
$4,739,000
Juniper Village LLC
David C Overturf
Grant Deed
$250,000 · Jpmorgan Chase Bank NA
Oct 26, 2016
—
David C Overturf
—
Deed
related
$2,450,000 · Jpmorgan Chase Bank NA
Jul 22, 2014
$2,500,000
David C Overturf
Big Stone Apartments LLC
Grant Deed
$1,840,000 · Jpmorgan Chase Bank NA
Jul 3, 2008
—
Big Stone Apartments LLC
Ying Min LLC
Grant Deed
—
Jan 8, 2004
$1,800,000
Ying Min LLC
7570 Church St LLC
Grant Deed
$1,350,000 · First Federal Bank Ca
Aug 10, 2000
$547,500
7570 Church Street LLC
Mammano Trust
Grant Deed
$345,000 · Seller
Nov 20, 1989
—
Mammano Family Trust
Unknown
Quit Claim Deed
related
—
Jun 8, 1989
$1,060,000
Joyce A Mammano
Buena Vista Plaz
Grant Deed
$575,000 · Union Fsb
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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