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Property profile & analytics
OFF-MARKET
Estimated value
$6,125,000
Apartment buildings
9301 Heaney Cir Santee, CA 92071-2904
Individually Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7426029
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
2022
Total area
14,774 SF
Lot
0.48 ac (21,043 SF)
Zoning code
RESTRICTED COMMERCIAL
APN
380-202-08-00
UPID
US09-7426029
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
$5.67M
CAP Approach
CAP
$3.78M
Comparable Approach
Comparable
$7.24M
Blend (final)
Blend
$6.13M
Owner & transaction history
Yuan Shen · 3 yrs held
Yuan Shen
since 2022
Last sale
$7.2M
7 recorded transactions
Zoning & alternative use
RESTRICTED COMMERCIAL · Santee, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$9.7M
+108.3%
Medical building
$7.0M
+50.8%
Auto repair, garage
$5.6M
+21.3%
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 Santee submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Santee 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
$5,740,000
ML approach
$5,665,000
CAP Approach
CAP Return
Estimation
6%
$4,090,000
6.5%
$3,775,000
7%
$3,505,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$4,650,000
Current use
RESTAURANT
$9,685,000
Change: +108% · Conversion: Difficult
MEDICAL BUILDING
$7,010,000
Change: +51% · Conversion: Moderate
AUTO REPAIR, GARAGE
$5,640,000
Change: +21% · Conversion: Difficult
OFFICE BUILDING
$5,320,000
Change: +14% · Conversion: Moderate
Blend value · Realmo final
$6.13M
Range $5.51M – $6.74M · ±10% · vs last sale $7.16M (Nov 23 2022)
Last sale anchor
$7.16M
Nov 23 2022
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
$415 / 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
$87,638
Tax year 2024
Assessed value
$7,302,180
Assessed 2024
Previous assessed
$7,302,180
+0.0% YoY
Effective rate
1.20%
On assessed value
Assessed land
$2,712,180
Assessed improvement
$4,590,000
Applied tax rate
16.0000
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
2022
Heating
NONE
Units
10
Total area
14,774 SF
Lot
0.48 ac (21,043 SF)
Zoning code
RESTRICTED COMMERCIAL
APN
380-202-08-00
UPID
US09-7426029
Jurisdiction
SAN DIEGO
Zoning & alternative use
RESTRICTED COMMERCIAL · Santee, CA
Zoning RESTRICTED COMMERCIAL · permitted uses
RESTRICTED COMMERCIAL · Santee, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Santee. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$4.7M
RESTAURANT
Est. value
$9.7M
MEDICAL BUILDING
Est. value
$7.0M
AUTO REPAIR, GARAGE
Est. value
$5.6M
OFFICE BUILDING
Est. value
$5.3M
APARTMENT HOUSE (5+ UNITS) Current
RESTAURANT
MEDICAL BUILDING
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
2022
Heating
NONE
Units
10
Lot
0.48 ac
Current owner
From public records · entity-resolved
Yuan Shen
Individual
Mailing address
5850 OBERLIN DR STE #200, SAN DIEGO, CA 92121-4711
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
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
Nov 23, 2022
$7,159,000
Yuan Shen
Responsible Residential LLC
Grant Deed
$50,000 · Mufg Union Bank NA
Nov 23, 2022
—
Yuan Shen
Qun Ai
Intrafamily Transfer
related
—
Oct 29, 2020
—
Responsible Residential LLC
—
Deed Of Trust
related
$3,450,000 · Caster Terrence R F/tr (pt)
Oct 30, 2019
$800,000
Responsible Residential LLC
Heaney Properties LLC
Grant Deed
—
Apr 3, 2015
$490,000
Heaney Properties LLC
First Choice Properties LLC
Grant Deed
—
Jul 8, 2005
$300,000
First Choice Properties LLC
Young,wilson A & Kathleen M
Grant Deed
—
Apr 6, 2001
—
Keryne R Young
Young,john Michael
Quit Claim Deed
related
—
Dec 7, 1995
—
Lori L Young
Young,lori L
Quit Claim Deed
related
—
Aug 4, 1994
—
Anthony Young JR.
Young,anthony JR & Myrtle
Quit Claim Deed
related
—
Jul 6, 1990
$198,000
Wilson A Young
Unknown
Grant Deed
—
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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