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Property profile & analytics
OFF-MARKET
Estimated value
$9,100,000
Apartment buildings
870 13th St Imperial Beach, CA 91932-2332
Entity Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8828939
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1972
Total area
24,144 SF
Lot
0.8 ac (34,848 SF)
Zoning code
R-3:RESTRICTED MULTIPLE
APN
626-342-16-00
UPID
US09-8828939
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
-
Imperial Beach Palms Apts - Managed By Sunrise Apartment Building
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$7.63M
CAP Approach
CAP
$6.17M
Comparable Approach
Comparable
$9.88M
Blend (final)
Blend
$9.10M
Owner & transaction history
Fourier Real Estate Holding LLC · 5 yrs held
Fourier Real Estate Holding LLC
since 2021
Last sale
$9.5M
6 recorded transactions
Zoning & alternative use
R-3:RESTRICTED MULTIPLE · Imperial Beach, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$11.5M
+49.3%
Retail stores
$10.1M
+32.0%
Auto repair, garage
$9.2M
+20.1%
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 Imperial Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Imperial Beach 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
$8,985,000
ML approach
$7,630,000
CAP Approach
CAP Return
Estimation
6%
$6,685,000
6.5%
$6,170,000
7%
$5,730,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$7,675,000
Current use
MEDICAL BUILDING
$11,460,000
Change: +49% · Conversion: Moderate
RETAIL STORES
$10,135,000
Change: +32% · Conversion: Difficult
AUTO REPAIR, GARAGE
$9,215,000
Change: +20% · Conversion: Difficult
OFFICE BUILDING
$8,705,000
Change: +13% · Conversion: Moderate
Blend value · Realmo final
$9.10M
Range $8.19M – $10.01M · ±10% · vs last sale $9.50M (Mar 16 2021)
Last sale anchor
$9.50M
Mar 16 2021
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
$377 / 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
$129,875
Tax year 2024
Assessed value
$10,081,476
Assessed 2024
Previous assessed
$10,081,476
+0.0% YoY
Effective rate
1.29%
On assessed value
Assessed land
$4,775,436
Assessed improvement
$5,306,040
Applied tax rate
14.0000
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
1972
Heating
NONE
Units
33
Total area
24,144 SF
Lot
0.8 ac (34,848 SF)
Zoning code
R-3:RESTRICTED MULTIPLE
APN
626-342-16-00
UPID
US09-8828939
Jurisdiction
SAN DIEGO
Zoning & alternative use
R-3:RESTRICTED MULTIPLE · Imperial Beach, CA
Zoning R-3:RESTRICTED MULTIPLE · permitted uses
R-3:RESTRICTED MULTIPLE · Imperial Beach, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Imperial Beach. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$7.7M
MEDICAL BUILDING
Est. value
$11.5M
RETAIL STORES
Est. value
$10.1M
AUTO REPAIR, GARAGE
Est. value
$9.2M
OFFICE BUILDING
Est. value
$8.7M
APARTMENT HOUSE (5+ UNITS) Current
MEDICAL BUILDING
RETAIL STORES
AUTO REPAIR, GARAGE
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
1972
Heating
NONE
Units
33
Lot
0.8 ac
Current owner
From public records · entity-resolved
Fourier Real Estate Holding LLC
Entity
Mailing address
1904 BALBOA AVE, DEL MAR, CA 92014-2202
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 16, 2021
$9,500,000
Fourier Real Estate Holding LLC
Clear Sky Imperial Beach Palms LLC
Grant Deed
$6,075,000 · First Republic Bank
Jan 26, 2018
$6,950,000
Clear Sky Imperial Beach Palms LLC
Ib Villas LLC
Grant Deed
$4,900,000 · Cit Bank NA
Feb 12, 2015
$4,500,000
Ib Villas LLC
Rosaria Batalucco
Grant Deed
$3,200,000 · Jpmorgan Chase Bank NA
Feb 12, 2015
—
Rosaria Batalucco
Batalucco Louis
Affidavit Of Death
related
—
Apr 24, 2013
—
Batalucco,louis & Rosaria Trust
Batalucco Louis & R Trust
Quit Claim Deed
related
—
—
—
Batalucco,tr
—
Deed Of Trust
related
$725,000 · Abn Amro Mortgage Group 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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