Entity Owned Property summary
AI-generated overview
The property is a six-unit multi-family apartment building in Spring Valley, California, containing three two-bedroom, one-bath units in a strong all-two-bedroom one-bath unit mix. The building has approximately 3,600 square feet of building area and was constructed in 1951. It is a two-story wood-frame stucco structure set on a concrete slab foundation with a flat roof, and each unit is equipped with its own water heater. The building has an overall configuration designed for continued residential use, with self-contained unit amenities and dedicated resident parking consisting of three tandem spaces and three single spaces. The site is located within about one mile of local retail outlets, public parks, and schools, and is approximately two miles from Sweetwater Summit Regional Park and Reservoir.
Property profile
Verified
Property type
Other apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1951
Total area
3,600 SF
Lot
0.21 ac (9,315 SF)
Zoning code
R-3:RESTRICTED MULTIPLE
APN
578-160-49-00
UPID
US09-9538502
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
$1.24M
CAP Approach
CAP
$920k
Comparable Approach
Comparable
$1.07M
Blend (final)
Blend
$1.26M
Owner & transaction history
since 2021
Last sale
$1.3M
7 recorded transactions
Zoning & alternative use
R-3:RESTRICTED MULTIPLE · Spring Valley, CA
Top alternative use upside
Medical building
$1.7M
+108.6%
Auto repair, garage
$1.4M
+67.8%
Office building
$1.3M
+58.5%
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 22 comparables with addresses
6 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$1.26M
Value range
$1.13M – $1.38M
±10% around blend
Estimated value / SF
$349 / SF
Confidence
High
22 county-verified comps
Property data
88
Market benchmarks
100
Comparable evidence
100
$1.13M
blend $1.26M
$1.38M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
3,600 SF
Lot area
0.21 ac
Year built
1951
APN
578-160-49-00
Zoning
R-3:RESTRICTED MULTIPLE
Assessed value
$1,378,530
Annual tax
$19,195
3
Income approach: direct capitalization
Partial preview
Income approach indication
$920k
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$995k
@ 6.5% CAP return
$920k
@ 7% CAP return
$855k
4
Sales comparison
Partial preview
Sales approach indication
$1.56M
Weighted, 20 comps · high confidence
Evidence
22 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
0.1 mi away · 2,700 SF
0.5 mi away · 3,416 SF
5.4 mi away · 4,113 SF
5.4 mi away · 3,020 SF
5.5 mi away · 3,060 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$1.26M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 36 sales
$228
+53%
Submarket 37 sales
$229
+52%
County 2072 sales
$315
+11%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $349/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Medical Building
Gross theoretical uplift
+109%
vs current-use indication
Auto Repair, Garage
Office Building
Warehouse, Storage
Retail Stores
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.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 22 sales
Market rates by use type
PDF export
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Overview
Implied cap rate
4.80%
Implied, in-place cap rate for this other 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 · 4.80%
9.0%
NOI (est.)
$93k *
Last sale · Nov 2021
$1.33M
* 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$1.93M
Move the market yield to see immediate price impact.
Value / SF
$537
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
4.30%4.80%5.30%
$83k
$1.94M
$1.74M
$1.58M
$93k
$2.16M
$1.93M
$1.75M
$102k
$2.37M
$2.13M
$1.93M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
22 found
High confidence · county-verified
Closest comparable
$975k
0.1 mi · Sep 2025 · $361/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$19,195
Tax year 2024
Assessed value
$1,378,530
Assessed 2024
Previous assessed
$1,378,530
+0.0% YoY
Effective rate
1.39%
On assessed value
Assessed land
$728,280
Assessed improvement
$650,250
Applied tax rate
83.0000
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
Other apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1951
Heating
NONE
Units
6
Bathrooms
6
Total area
3,600 SF
Lot
0.21 ac (9,315 SF)
Zoning code
R-3:RESTRICTED MULTIPLE
APN
578-160-49-00
UPID
US09-9538502
Jurisdiction
SAN DIEGO
Zoning & alternative use
R-3:RESTRICTED MULTIPLE · Spring Valley, CAZoning R-3:RESTRICTED MULTIPLE · permitted uses
R-3:RESTRICTED MULTIPLE · Spring Valley, 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
1951
Heating
NONE
Units
6
Bathrooms
6
Lot
0.21 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
Spring Valley, CA
Recorded code
R-3:RESTRICTED MULTIPLE
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Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
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