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Property profile & analytics
OFF-MARKET
Estimated value
$1,785,000
Apartment buildings
791 Mayberry Ave Hemet, CA 92543-5836
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-0644799
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1987
Construction
WOOD
Total area
3,404 SF
Lot
0.4 ac (17,424 SF)
Zoning code
R3
APN
446-104-034
UPID
US09-0644799
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
$2.18M
Blend (final)
Blend
$1.79M
Owner & transaction history
Azeroth 28 LP
Azeroth 28 LP
since 2025
Last sale
$1.8M
7 recorded transactions
Zoning & alternative use
R3 · Hemet, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$2.9M
+143.3%
Auto repair, garage
$1.5M
+22.0%
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 Hemet submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Hemet 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$1,205,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$2,930,000
Change: +143% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,470,000
Change: +22% · Conversion: Difficult
Blend value · Realmo final
$1.79M
Range $1.61M – $1.96M · ±10% · vs last sale $1.80M (Jun 25 2025)
Last sale anchor
$1.80M
Jun 25 2025
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
$524 / 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
$18,704
Tax year 2024
Assessed value
$1,175,089
Assessed 2024
Previous assessed
$1,175,089
+0.0% YoY
Effective rate
1.59%
On assessed value
Assessed land
$243,720
Assessed improvement
$931,369
Applied tax rate
6.0000
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
Construction
WOOD
Heating
CENTRAL
Cooling
CENTRAL
Stories
2
Units
4
Bathrooms
4
Total area
3,404 SF
Lot
0.4 ac (17,424 SF)
Zoning code
R3
APN
446-104-034
UPID
US09-0644799
Jurisdiction
RIVERSIDE
Zoning & alternative use
R3 · Hemet, CA
Zoning R3 · permitted uses
R3 · Hemet, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Hemet. 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
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.9M
AUTO REPAIR, GARAGE
Est. value
$1.5M
APARTMENT HOUSE (5+ UNITS) Current
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
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
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Stories
2
Units
4
Bathrooms
4
Lot
0.4 ac
Current owner
From public records · entity-resolved
Azeroth 28 LP
Entity
Mailing address
3621 ANITA DR, CULVER CITY, CA 90231
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
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
Sep 25, 2025
$1,800,000
Azeroth 28 LP
Modesto Ocampo
Grant Deed
$10,000,000 · Preferred Bank
Apr 11, 2019
—
Esther Gonzalez
—
Trustees Deed
related
$137,000 · K A R Properties INC
Aug 31, 2017
—
Esther Gonzalez
Ocampo,modesto R
Quit Claim Deed
related
$116,000 · K A R Properties INC
Dec 8, 2015
—
Esther G Pinto
Ocampo,modesto
Quit Claim Deed
related
—
Dec 8, 2015
$1,012,500
Esther Gonzalez Pinto
Udi Y Katz
Grant Deed
$810,000 · Civic Financial Services INC
Feb 1, 2007
—
Mx5 LLC
Medina Family Trust
Grant Deed
—
Jan 31, 2007
$965,000
Udi Y Katz
Mx5 LLC
Grant Deed
$685,000 · Washington Mutual Bank
May 18, 2001
$103,136
Albert J Martino
Cochrane Trust
Grant Deed
related
—
—
—
Michael R Cochrane
—
Deed Of Trust
related
$320,000 · Hemet Federal Savings & Loan
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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