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Property profile & analytics
OFF-MARKET
Estimated value
$625,000
Apartment buildings
9360 San Diego St Spring Valley, CA 91977-5925
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9537333
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1980
Total area
6,390 SF
Lot
0.19 ac (8,437 SF)
Zoning code
COMMERCIAL
APN
584-450-58-00
UPID
US09-9537333
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
$650k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$465k
Blend (final)
Blend
$625k
Owner & transaction history
Dream Properties A2 LLC · 3 yrs held
Dream Properties A2 LLC
since 2023
Last sale
$639,000
7 recorded transactions
Zoning & alternative use
COMMERCIAL · 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
$570,000
ML approach
$650,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$625k
Range $563k – $688k · ±10% · vs last sale $639k (Apr 27 2023)
Last sale anchor
$639k
Apr 27 2023
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
$98 / 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
$25,140
Tax year 2024
Assessed value
$1,799,280
Assessed 2024
Previous assessed
$1,799,280
+0.0% YoY
Effective rate
1.40%
On assessed value
Assessed land
$918,000
Assessed improvement
$881,280
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
1980
Heating
NONE
Units
8
Bathrooms
15
Total area
6,390 SF
Lot
0.19 ac (8,437 SF)
Zoning code
COMMERCIAL
APN
584-450-58-00
UPID
US09-9537333
Jurisdiction
SAN DIEGO
Zoning & alternative use
COMMERCIAL · Spring Valley, CA
Zoning COMMERCIAL · permitted uses
COMMERCIAL · 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
1980
Heating
NONE
Units
8
Bathrooms
15
Lot
0.19 ac
Current owner
From public records · entity-resolved
Dream Properties A2 LLC
Entity
Mailing address
4495 CLAIREMONT MESA BLVD, SAN DIEGO, CA 92117-2055
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
27 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 25, 2025
—
Dream Properties A2 LLC
—
Deed
related
$1,115,000 · Premier Bank NA
Apr 27, 2023
$639,000
Dream Properties A2 LLC
Pi Properties No 5 LLC
Grant Deed
—
Apr 29, 2020
$1,480,000
Pl Properties No 5 LLC
Roque P Cacao
Grant Deed
—
Nov 1, 2019
—
Roque P Cacao
Cacao Living Trust
Correction Deed
related
—
Sep 27, 2019
—
Roque P Cacao
Cacao Living Trust
Quit Claim Deed
related
—
Oct 5, 2018
—
Cacao Living Trust
Cacao,roque P & Lolita L
Quit Claim Deed
related
—
Dec 6, 2017
—
Roque P Cacao
—
Deed
related
$945,000 · Oneunited Bank
Oct 5, 2017
—
Roque P Cacao
9360 San Diego Land Trust
Quit Claim Deed
related
—
Dec 23, 2013
—
9360 San Diego Land Trust
Cacao,roque P & Lolita L
Quit Claim Deed
related
—
Aug 27, 2013
—
Roque P Cacao
9360 San Diego Land Trust
Grant Deed
related
—
Sep 27, 2011
—
9360 San Diego Land Trust
Cacao,roque P & Lolita L
Grant Deed
—
Aug 11, 2011
—
Roque P Cacao
9360 San Diego Land Trust
Grant Deed
related
—
Aug 27, 2008
—
9360 San Diego Land Trust
Owner Name Unavailable
Grant Deed
related
—
Feb 16, 2007
—
9360 San Diego Land Trust
Cacao,roque P & Lolita L
Grant Deed
related
—
Feb 15, 2007
—
Roque P Cacao
Ann Marie Cacao
Grant Deed
related
$657,000 · Washington Mutual Bank
Jun 30, 2005
—
9360 San Diego Land Trust
Cacao,roque P & Lolita L
Grant Deed
related
—
Jun 29, 2005
—
Roque P Cacao
Ann Marie Cacao
Grant Deed
related
$637,500 · Washington Mutual Bank
Apr 28, 2003
—
Cacao,ann M Tr
Cacao,roque P & Lolita L
Quit Claim Deed
related
—
Apr 12, 2000
$51,500
Grand Land Trust
Reynaud,michel & Mayde
Grant Deed
$50,000 · Individual
Oct 19, 1998
$260,000
Michel Reynaud
Reynaud,mayde
Quit Claim Deed
related
—
Oct 19, 1998
$66,000
Reynaud,michel
Michna,thomas B & Bonnie L
Trustees Deed
related
—
—
—
Roque P Cacao
—
Deed Of Trust
related
$697,500 · One United Bank
—
—
Mlichel Reynaud
—
Deed Of Trust
related
$60,000 · Northern Mutual Corp
—
—
Roque P Cacao
—
Deed Of Trust
related
$415,000 · Washington Mutual Fsb
—
—
Roque P Cacao
—
Loan Modification
related
$581,250 · J P Morgan Chase Bank
—
—
9360 San Diego Land Trust
—
Deed Of Trust
related
$350,000 · 33rd Troy Sd LLC
—
—
Roque F Cacao
—
Deed Of Trust
related
$330,000 · 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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