Entity Owned Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1980
Total area
59,116 SF
Lot
2.77 ac (120,661 SF)
Zoning code
R-3:RESTRICTED MULTIPLE
APN
499-220-56-00
UPID
US09-6632842
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$10.23M
CAP Approach
CAP
$15.11M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$21.32M
Owner & transaction history
since 2020
Last sale
$17.0M
2 recorded transactions
Zoning & alternative use
R-3:RESTRICTED MULTIPLE · Lemon Grove, CA
Top alternative use upside
Auto repair, garage
$22.6M
+21.3%
Office building
$21.3M
+14.5%
Retail stores
$19.8M
+6.3%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 6 comparables with addresses
4 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$21.32M
Value range
$19.19M – $23.45M
±10% around blend
Estimated value / SF
$361 / SF
Confidence
High
6 county-verified comps
Property data
88
Market benchmarks
33
Comparable evidence
60
$19.19M
blend $21.32M
$23.45M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
59,116 SF
Lot area
2.77 ac
Year built
1980
APN
499-220-56-00
Zoning
R-3:RESTRICTED MULTIPLE
Assessed value
$18,215,747
Annual tax
$272,803
3
Income approach: direct capitalization
Partial preview
Income approach indication
$15.11M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$16.37M
@ 6.5% CAP return
$15.11M
@ 7% CAP return
$14.03M
4
Sales comparison
Partial preview
Sales approach indication
$4.93M
Weighted, 6 comps · high confidence
Evidence
6 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
6.8 mi away · 57,262 SF
6.8 mi away · 57,262 SF
6.8 mi away · 57,262 SF
6.8 mi away · 57,262 SF
6.8 mi away · 57,262 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$21.32M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 2072 sales
$315
+15%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $361/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Auto Repair, Garage
Gross theoretical uplift
+21%
vs current-use indication
Office Building
Retail Stores
Apartment House (5+ Units) · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
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Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 6 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
Implied cap rate
4.60%
Implied, in-place cap rate for this apartment buildings
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 4.60%
9.0%
NOI (est.)
$1.19M *
Last sale · May 2020
$17.00M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$25.87M
Move the market yield to see immediate price impact.
Value / SF
$438
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
4.10%4.60%5.10%
$1.07M
$26.12M
$23.28M
$21.00M
$1.19M
$29.02M
$25.87M
$23.33M
$1.31M
$31.93M
$28.46M
$25.67M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
6 found
High confidence · county-verified
Closest comparable
$14.75M
2.8 mi · Dec 2025 · $263/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$272,803
Tax year 2024
Assessed value
$18,215,747
Assessed 2024
Previous assessed
$18,215,747
+0.0% YoY
Effective rate
1.50%
On assessed value
Assessed land
$9,649,818
Assessed improvement
$8,565,929
Applied tax rate
15.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
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
1980
Heating
NONE
Units
82
Total area
59,116 SF
Lot
2.77 ac (120,661 SF)
Zoning code
R-3:RESTRICTED MULTIPLE
APN
499-220-56-00
UPID
US09-6632842
Jurisdiction
SAN DIEGO
Zoning & alternative use
R-3:RESTRICTED MULTIPLE · Lemon Grove, CAZoning R-3:RESTRICTED MULTIPLE · permitted uses
R-3:RESTRICTED MULTIPLE · Lemon Grove, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1980
Heating
NONE
Units
82
Lot
2.77 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
R-3:RESTRICTED MULTIPLE
Jurisdiction
Lemon Grove, CA
Recorded code
R-3:RESTRICTED MULTIPLE
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for R-3:RESTRICTED MULTIPLE in Lemon Grove, CA.
What opens after registration
Zoning profile
2 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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