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Property profile & analytics
OFF-MARKET
Estimated value
$655,000
Apartment buildings
838 Magnolia Ave Beaumont, CA 92223-5941
Individually Owned
3-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-0743711
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1957
Construction
WOOD
Total area
2,064 SF
Lot
0.22 ac (9,583 SF)
Zoning code
R3
APN
415-322-004
UPID
US09-0743711
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
$665k
CAP Approach
CAP
$515k
Comparable Approach
Comparable
$527k
Blend (final)
Blend
$655k
Owner & transaction history
Sokeang Chhour · 3 yrs held
Sokeang Chhour
since 2023
Last sale
$557,000
7 recorded transactions
Zoning & alternative use
R3 · Beaumont, 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 Beaumont submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Beaumont 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
$655,000
ML approach
$665,000
CAP Approach
CAP Return
Estimation
6%
$555,000
6.5%
$515,000
7%
$475,000
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$890,000
Change: -10% · Conversion: Difficult
Blend value · Realmo final
$655k
Range $590k – $721k · ±10% · vs last sale $557k (Jun 22 2023)
Last sale anchor
$557k
Jun 22 2023
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
$317 / 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
$7,734
Tax year 2024
Assessed value
$591,091
Assessed 2024
Previous assessed
$591,091
+0.0% YoY
Effective rate
1.31%
On assessed value
Assessed land
$106,120
Assessed improvement
$484,971
Applied tax rate
2.0000
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
1957
Construction
WOOD
Heating
NONE
Buildings
2
Stories
2
Units
2
Total area
2,064 SF
Lot
0.22 ac (9,583 SF)
Zoning code
R3
APN
415-322-004
UPID
US09-0743711
Jurisdiction
RIVERSIDE
Zoning & alternative use
R3 · Beaumont, CAZoning R3 · permitted uses
R3 · Beaumont, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
AUTO REPAIR, GARAGE
Est. value
$890,000
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
1957
Construction
WOOD
Heating
NONE
Stories
2
Buildings
2
Units
2
Lot
0.22 ac
Current owner
From public records · entity-resolved
Sokeang Chhour
Individual
Free & Clear · 3 yrs held
Mailing address
870 EUCLID AVE, BEAUMONT, CA 92223-5958
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
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
Jun 22, 2023
—
Sokeang Chhour
Chhour Wilcox Sokeang
Quit Claim Deed
related
—
Mar 2, 2023
—
Orville Lee Wilcox
Chhour Wilcox Sokeang
Intrafamily Transfer
related
—
Mar 24, 2021
$557,000
Orville Wilcox
Sheila Walkington
Grant Deed
—
Sep 29, 2020
$100,000
Sheila Walkington
Hess Family Trust
Grant Deed
$100,000 · Hess Family Trust
Sep 29, 2020
—
Sheila Walkington
Derek Walkington
Quit Claim Deed
related
—
Mar 24, 2009
—
Hastings Family Trust
Hastings,sandra
Quit Claim Deed
related
—
Mar 6, 1995
$145,859
Hess Family
Mid-exchange INC
Trustees Deed
—
Jan 27, 1994
$13,000
Jerry J Haonson
Sibley,mary
Grant Deed
—
Aug 1, 1989
$150,000
Mary A Sibley
Mid Exchange INC
Grant Deed
related
—
—
—
Jerry J Hanson
—
Deed Of Trust
related
$10,000 · Individual
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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