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Property profile & analytics
OFF-MARKET
Estimated value
$13,145,000
Apartment buildings
9209 Kenwood Dr Spring Valley, CA 91977-2339
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US09-6862657
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1977
Total area
42,850 SF
Lot
1.96 ac (85,377 SF)
Zoning code
R-3:RESTRICTED MULTIPLE
APN
504-021-34-00
UPID
US09-6862657
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
-
Valle at 9209 Kenwood Apartments Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$8.14M
CAP Approach
CAP
$10.96M
Comparable Approach
Comparable
$12.78M
Blend (final)
Blend
$13.15M
Owner & transaction history
9209 Kenwood Ca LP · 4 yrs held
9209 Kenwood Ca LP
since 2021
Last sale
$13.5M
7 recorded transactions
Zoning & alternative use
R-3:RESTRICTED MULTIPLE · Spring Valley, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$20.3M
+108.6%
Auto repair, garage
$16.4M
+67.8%
Office building
$15.5M
+58.5%
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
$12,780,000
ML approach
$8,140,000
CAP Approach
CAP Return
Estimation
6%
$11,865,000
6.5%
$10,955,000
7%
$10,170,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$9,750,000
Current use
MEDICAL BUILDING
$20,335,000
Change: +109% · Conversion: Moderate
AUTO REPAIR, GARAGE
$16,360,000
Change: +68% · Conversion: Difficult
OFFICE BUILDING
$15,450,000
Change: +58% · Conversion: Moderate
WAREHOUSE, STORAGE
$14,270,000
Change: +46% · Conversion: Difficult
Blend value · Realmo final
$13.15M
Range $11.83M – $14.46M · ±10% · vs last sale $13.51M (Aug 26 2021)
Last sale anchor
$13.51M
Aug 26 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
$307 / 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
$193,683
Tax year 2024
Assessed value
$14,087,461
Assessed 2024
Previous assessed
$14,087,461
+0.0% YoY
Effective rate
1.37%
On assessed value
Assessed land
$5,722,200
Assessed improvement
$8,365,261
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
1977
Heating
NONE
Units
57
Total area
42,850 SF
Lot
1.96 ac (85,377 SF)
Zoning code
R-3:RESTRICTED MULTIPLE
APN
504-021-34-00
UPID
US09-6862657
Jurisdiction
SAN DIEGO
Zoning & alternative use
R-3:RESTRICTED MULTIPLE · Spring Valley, CA
Zoning R-3:RESTRICTED MULTIPLE · permitted uses
R-3:RESTRICTED MULTIPLE · 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.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$9.8M
MEDICAL BUILDING
Est. value
$20.3M
AUTO REPAIR, GARAGE
Est. value
$16.4M
OFFICE BUILDING
Est. value
$15.5M
WAREHOUSE, STORAGE
Est. value
$14.3M
APARTMENT HOUSE (5+ UNITS) Current
MEDICAL BUILDING
AUTO REPAIR, GARAGE
OFFICE BUILDING
WAREHOUSE, STORAGE
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
1977
Heating
NONE
Units
57
Lot
1.96 ac
Current owner
From public records · entity-resolved
9209 Kenwood Ca LP
Entity
Mailing address
PO BOX A3878, CHICAGO, IL 60690-3878
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
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 26, 2021
$13,509,000
9209 Kenwood Ca LP
644 Kenwood LLC
Grant Deed
—
Aug 21, 2018
—
644 Kenwood LLC
Prebys Conrad Trust
Quit Claim Deed
—
Jul 14, 1997
$1,784,000
Prebys Trust
Kenwood Gardens Investors
Grant Deed
$1,338,000 · Home Savings Of America
Oct 21, 1994
$1,725,000
Kenwood Gardens Investors LP
Western Financial Savings Bank
Grant Deed
$1,380,000 · Western Financial Savings Bank
Jul 8, 1994
$1,545,276
Western Financial Savings Bank
Pangallo Trust
Trustees Deed
related
—
May 5, 1988
$2,750,000
Jessie C Bello
Salzer Arthur T
Trustees Deed
$2,100,000 · Western Financial Savings Bank
May 5, 1988
—
Arthur T Salzer
Winick Jack M
Trustees Deed
related
—
—
—
Prebys Trust
—
Deed Of Trust
related
$2,437,500 · Washington Mutual Fsb
—
—
Prebys,tr
—
Deed Of Trust
related
$3,112,500 · Washington Mutual Fsb
—
—
Jessie C Bello
—
Deed Of Trust
related
—
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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