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Property profile & analytics
OFF-MARKET
Estimated value
$1,820,000
Apartment buildings
8881 Lamar St Spring Valley, CA 91977-2644
Entity Owned
19-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9513523
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1989
Total area
15,792 SF
Lot
0.78 ac (33,976 SF)
Zoning code
SPECIAL AND/OR MISC
APN
503-273-68-00
UPID
US09-9513523
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
$2.21M
Blend (final)
Blend
$1.82M
Owner & transaction history
Lamar Gardens Associates LLC · 19 yrs held
Lamar Gardens Associates LLC
since 2007
3 recorded transactions
Zoning & alternative use
SPECIAL AND/OR MISC · Spring Valley, 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 Spring Valley submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Spring Valley 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%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.82M
Range $1.64M – $2.00M · ±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
$115 / 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
$29,107
Tax year 2024
Assessed value
$1,883,148
Assessed 2024
Previous assessed
$1,883,148
+0.0% YoY
Effective rate
1.55%
On assessed value
Assessed land
$157,404
Assessed improvement
$1,725,744
Applied tax rate
83.0000
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
1989
Heating
NONE
Units
14
Bathrooms
28
Total area
15,792 SF
Lot
0.78 ac (33,976 SF)
Zoning code
SPECIAL AND/OR MISC
APN
503-273-68-00
UPID
US09-9513523
Jurisdiction
SAN DIEGO
Zoning & alternative use
SPECIAL AND/OR MISC · Spring Valley, CA
Zoning SPECIAL AND/OR MISC · permitted uses
SPECIAL AND/OR MISC · Spring Valley, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Spring Valley. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1989
Heating
NONE
Units
14
Bathrooms
28
Lot
0.78 ac
Current owner
From public records · entity-resolved
Lamar Gardens Associates LLC
Entity
Mailing address
2902 CHATSWORTH BLVD, SAN DIEGO, CA 92106-1464
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2007
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 29, 2007
—
Lamar Gardens Associates LLC
Lamar Gardens Associates
Quit Claim Deed
—
Mar 29, 2007
$300,000
Lamar Gardens Associates
Lamar Gardens Associates
Grant Deed
related
—
—
—
Lamar Gardens Assoc
—
Deed Of Trust
related
$1,200,000 · 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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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