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Property profile & analytics
OFF-MARKET
Estimated value
$7,070,000
Apartment buildings
8527 Graves Ave 43 Santee, CA 92071-4699
Entity Owned
12-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7020900
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1984
Total area
34,831 SF
Lot
2.52 ac (109,771 SF)
Zoning code
R-3:RESTRICTED MULTIPLE
APN
384-142-35-00
UPID
US09-7020900
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
-
Mountain View Villas Housing Complex
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$8.91M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$7.07M
Owner & transaction history
Mountain View Villas LP · 12 yrs held
Mountain View Villas LP
since 2014
7 recorded transactions
Zoning & alternative use
R-3:RESTRICTED MULTIPLE · Santee, 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 Santee submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Santee 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%
$9,645,000
6.5%
$8,905,000
7%
$8,270,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$10,965,000
Current use
Blend value · Realmo final
$7.07M
Range $6.36M – $7.78M · ±10%
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
$203 / 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
$74,671
Tax year 2024
Assessed value
$10,832,660
Assessed 2024
Previous assessed
$10,832,660
+0.0% YoY
Effective rate
0.69%
On assessed value
Assessed land
$5,770,291
Assessed improvement
$5,062,369
Applied tax rate
16.0000
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
1984
Heating
NONE
Units
66
Total area
34,831 SF
Lot
2.52 ac (109,771 SF)
Zoning code
R-3:RESTRICTED MULTIPLE
APN
384-142-35-00
UPID
US09-7020900
Jurisdiction
SAN DIEGO
Zoning & alternative use
R-3:RESTRICTED MULTIPLE · Santee, CA
Zoning R-3:RESTRICTED MULTIPLE · permitted uses
R-3:RESTRICTED MULTIPLE · Santee, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Santee. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$11.0M
APARTMENT HOUSE (5+ UNITS) Current
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
1984
Heating
NONE
Units
66
Lot
2.52 ac
Current owner
From public records · entity-resolved
Mountain View Villas LP
Entity
Mailing address
7956 LESTER AVE, LEMON GROVE, CA 91945-1822
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2014
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 18, 2014
$900,000
Mountain View Villas LP
Graves Avenue LLC
Grant Deed
$5,172,000 · San Diego County Cu
Nov 27, 2013
—
Graves Ave LLC
—
Trustees Deed
related
$121,000 · Benchmark Fin'l & R/e Svcs
Sep 7, 2012
$257,500
Graves Ave LLC
San Diego Props Acquisition
Grant Deed
$77,250 · San Diego Props Acquisition &
Jul 2, 2008
—
San Diego Props Acquisition
—
Trustees Deed
related
$207,000 · Cascade Land Hm Financing
Sep 28, 2007
—
San Diego Properties Acquisition &
San Diego Properties Acquisition &
Grant Deed
related
$750,000 · Universal Bank
Jun 16, 2006
$6,842,000
San Diego Historic Properties Acqui
Robert Daniels Zink
Grant Deed
$4,000,000 · La Jolla Bank Fsb
—
—
San Diego Historic Props Acqui
—
Deed Of Trust
related
$2,209,000 · Lantzman Family Trust
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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