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Property profile & analytics
OFF-MARKET
Estimated value
$5,455,000
Apartment buildings
8003 Winter Gdns Blvd El Cajon, CA 92021-1485
Individually Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9459166
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1988
Total area
55,744 SF
Lot
2.04 ac (88,862 SF)
Zoning code
R-4:MULTIPLE RESIDENTIAL
APN
388-260-35-00
UPID
US09-9459166
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
$5.46M
Owner & transaction history
Forrest Y Shepard · 5 yrs held
Forrest Y Shepard
since 2020
7 recorded transactions
Zoning & alternative use
R-4:MULTIPLE RESIDENTIAL · El Cajon, 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 El Cajon submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs El Cajon 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
$98 / 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
$148,600
Tax year 2024
Assessed value
$9,334,614
Assessed 2024
Previous assessed
$9,334,614
+0.0% YoY
Effective rate
1.59%
On assessed value
Assessed land
$3,713,531
Assessed improvement
$5,621,083
Applied tax rate
59.0000
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
1988
Heating
NONE
Units
64
Bathrooms
1
Total area
55,744 SF
Lot
2.04 ac (88,862 SF)
Zoning code
R-4:MULTIPLE RESIDENTIAL
APN
388-260-35-00
UPID
US09-9459166
Jurisdiction
SAN DIEGO
Zoning & alternative use
R-4:MULTIPLE RESIDENTIAL · El Cajon, CA
Zoning R-4:MULTIPLE RESIDENTIAL · permitted uses
R-4:MULTIPLE RESIDENTIAL · El Cajon, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
El Cajon. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1988
Heating
NONE
Units
64
Bathrooms
1
Lot
2.04 ac
Current owner
From public records · entity-resolved
Forrest Y Shepard
Individual
Mailing address
618 BRADFORD RD, EL CAJON, CA 92019-2649
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
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
Aug 18, 2020
—
Forrest Y Shepard
Forrest Y Shepard
Intrafamily Transfer
related
$7,425,000 · First Republic Bank
Jul 19, 2011
—
Thomas Hoban
Hoban,anita
Quit Claim Deed
related
$2,661,500 · Anita Hoban
Oct 6, 2008
—
Forest Y Shepard
Shepard,bill N
Affidavit Of Death
related
—
Mar 5, 2008
—
Shepard Bill N Trust
Shepard Bill N Trust
Quit Claim Deed
related
—
May 19, 2005
—
Bill N Shepard
Bill N Shepard
Intrafamily Transfer
related
$5,800,000 · First Federal Bank Of California
Apr 22, 2002
—
Thomas J Hoban
Dignicorp
Grant Deed
$4,275,000 · First Federal Bank Ca
Feb 26, 1993
$2,650,000
Dignicorp
Home Sav America
Grant Deed
$1,885,000 · Seller
Feb 18, 1992
$3,275,990
Sav America Home
Lincoln Coastal
Trustees Deed
related
—
—
—
Lincoln Coastal
—
Deed Of Trust
related
$80,000 · Dougherty Anne
—
—
Dignicorp
—
Deed Of Trust
related
$2,400,000 · Washington Mutual 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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