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Property profile & analytics
OFF-MARKET
Estimated value
$9,545,000
Apartment buildings
7914 La Mesa Blvd La Mesa, CA 91942-5069
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9177926
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1973
Total area
41,918 SF
Lot
1.16 ac (50,529 SF)
Zoning code
COMMERCIAL
APN
470-210-17-00
UPID
US09-9177926
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
-
La Mesa Village Apartment Complex
-
PowerWashSD Landscaping General Contractor
-
Auto assistance express Auto Repair Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$10.72M
Comparable Approach
Comparable
$6.19M
Blend (final)
Blend
$9.55M
Owner & transaction history
The Village At La Mesa LLC · 1 yrs held
The Village At La Mesa LLC
since 2025
Last sale
$13.0M
7 recorded transactions
Zoning & alternative use
COMMERCIAL · La Mesa, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$15.1M
+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 La Mesa submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs La Mesa 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%
$11,610,000
6.5%
$10,715,000
7%
$9,950,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$11,625,000
Current use
OFFICE BUILDING
$15,115,000
Change: +30% · Conversion: Moderate
Blend value · Realmo final
$9.55M
Range $8.59M – $10.50M · ±10% · vs last sale $13.00M (Mar 18 2025)
Last sale anchor
$13.00M
Mar 18 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
$228 / 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
$81,508
Tax year 2024
Assessed value
$5,957,464
Assessed 2024
Previous assessed
$5,957,464
+0.0% YoY
Effective rate
1.37%
On assessed value
Assessed land
$1,392,059
Assessed improvement
$4,565,405
Applied tax rate
5.0000
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
1973
Heating
NONE
Units
51
Total area
41,918 SF
Lot
1.16 ac (50,529 SF)
Zoning code
COMMERCIAL
APN
470-210-17-00
UPID
US09-9177926
Jurisdiction
SAN DIEGO
Zoning & alternative use
COMMERCIAL · La Mesa, CA
Zoning COMMERCIAL · permitted uses
COMMERCIAL · La Mesa, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
La Mesa. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$11.6M
OFFICE BUILDING
Est. value
$15.1M
APARTMENT HOUSE (5+ UNITS) Current
OFFICE BUILDING
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
1973
Heating
NONE
Units
51
Lot
1.16 ac
Current owner
From public records · entity-resolved
The Village At La Mesa LLC
Entity
Mailing address
3002 GOPHER CYN RD, VISTA, CA 92084-1212
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
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 21, 2025
—
The Village At La Mesa LLC
—
Deed
related
$8,000,000 · Everbank NA
Jun 18, 2025
$13,000,000
The Village At La Mesa LLC
Ito Real Estate Investment LLC
Grant Deed
—
Mar 15, 2018
—
Ito Real Estate Investment LLC
—
Deed
related
$1,800,000 · Jpmorgan Chase Bank NA
Dec 24, 1998
$3,200,000
Ito Family Trust 10-03-89 Hwcp6%
—
Trustees Deed
related
—
May 20, 1997
$100,000
Peg Shadowood Ltd
Goldstein,marinel & Anita
Trustees Deed
related
—
May 20, 1997
$25,000
Peg Shadowood Ltd
Hoot,terry E & Valerie
Trustees Deed
related
—
Sep 26, 1996
$337,146
Marinel Goldstein
Winick Trust
Trustees Deed
—
Jul 23, 1992
$157,500
Paulette E Kahn Pabran INC
Winick,david W
Trustees Deed
related
—
—
—
Ito Trust
—
Deed Of Trust
related
$1,800,000 · Washington Mutual Fsb
—
—
Real Estates Investments LLC
—
Deed Of Trust
related
$2,000,000 · Wells Fargo Home Mortgage INC
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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