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Property profile & analytics
OFF-MARKET
Estimated value
$4,405,000
Apartment buildings
8935 Valencia St 73 Spring Valley, CA 91977-3342
Entity Owned
13-yr Hold
Absentee Owner
Free & Clear
Property ID
US10-0042015
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
2016
Total area
39,184 SF
Lot
1.49 ac (64,904 SF)
Zoning code
R-4:MULTIPLE RESIDENTIAL
APN
503-400-85-00
UPID
US10-0042015
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
$5.75M
Blend (final)
Blend
$4.41M
Owner & transaction history
Wc Group LLC · 13 yrs held
Wc Group LLC
since 2013
7 recorded transactions
Zoning & alternative use
R-4:MULTIPLE RESIDENTIAL · 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
$4.41M
Range $3.96M – $4.85M · ±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
$112 / 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
$67,701
Tax year 2024
Assessed value
$4,896,109
Assessed 2024
Previous assessed
$4,896,109
+0.0% YoY
Effective rate
1.38%
On assessed value
Assessed land
$344,793
Assessed improvement
$4,551,316
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
2016
Heating
NONE
Units
20
Total area
39,184 SF
Lot
1.49 ac (64,904 SF)
Zoning code
R-4:MULTIPLE RESIDENTIAL
APN
503-400-85-00
UPID
US10-0042015
Jurisdiction
SAN DIEGO
Zoning & alternative use
R-4:MULTIPLE RESIDENTIAL · Spring Valley, CA
Zoning R-4:MULTIPLE RESIDENTIAL · permitted uses
R-4:MULTIPLE RESIDENTIAL · 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
2016
Heating
NONE
Units
20
Lot
1.49 ac
Current owner
From public records · entity-resolved
Wc Group LLC
Entity
Free & Clear · 13 yrs held
Mailing address
576 CAMINO EL DORADO, ENCINITAS, CA 92024-3820
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2013
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 16, 2019
—
Wc Group LLC
—
Deed
related
$4,580,000 · Jpmorgan Chase Bank NA
Jul 17, 2017
—
Wc Group LLC
—
Deed
related
$4,750,000 · Capital Bk
Apr 1, 2015
—
Wc Group LLC
—
Trustees Deed
related
$4,000,000 · Capital Bk
Apr 2, 2013
—
Wc Group LLC
Cashewood LLC
Grant Deed
related
—
Dec 27, 2011
$600,000
Cashewood LLC
Capfinancial Props Cv1 LLC
Grant Deed
—
Jun 15, 2011
—
Capfinancial Props Cv1 LLC
Capfinancial Props Cv2 LLC
Quit Claim Deed
related
—
Jun 1, 2009
$1,000
Capfinancial Properties Cv2
Wt Capital Lender Services
Trustees Deed
related
—
Feb 3, 2006
$2,200,000
Spring Valley Devs LLC
Romaya,walid E & Marcelia
Grant Deed
—
Feb 3, 2006
—
Spring Valley Devs LLC
Mayfair Homes INC
Quit Claim Deed
related
$1,430,000 · Community Nat'l Bk/midland Tx
—
—
Romaya,walid E & Marcella
—
Deed Of Trust
related
$1,000,000 · Lamar Capital LLC
—
—
Wc Group LLC
—
Deed Of Trust
related
$4,000,000 · Capital Bk
—
—
Wc Group LLC
—
Loan Modification
related
$4,750,000 · Capital Bk
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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