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Property profile & analytics
OFF-MARKET
Estimated value
$3,850,000
Apartment buildings
939 Washington Ave El Cajon, CA 92020-6690
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8815985
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1980
Total area
18,337 SF
Lot
0.86 ac (37,461 SF)
Zoning code
COMMERCIAL
APN
493-103-05-00
UPID
US09-8815985
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
-
Sierra Vista Apartments Apartment Building
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.75M
CAP Approach
CAP
$2.62M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.85M
Owner & transaction history
The Willows At Washington LLC · 2 yrs held
The Willows At Washington LLC
since 2023
Last sale
$3.8M
7 recorded transactions
Zoning & alternative use
COMMERCIAL · El Cajon, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$5.3M
+1.5%
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 El Cajon submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs El Cajon 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
$4,055,000
ML approach
$3,745,000
CAP Approach
CAP Return
Estimation
6%
$2,840,000
6.5%
$2,620,000
7%
$2,435,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$5,175,000
Current use
RETAIL STORES
$5,255,000
Change: +1% · Conversion: Difficult
WAREHOUSE, STORAGE
$5,065,000
Change: -2% · Conversion: Difficult
Blend value · Realmo final
$3.85M
Range $3.47M – $4.24M · ±10% · vs last sale $3.80M (Dec 19 2023)
Last sale anchor
$3.80M
Dec 19 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
$210 / 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
$86,895
Tax year 2024
Assessed value
$6,029,129
Assessed 2024
Previous assessed
$6,029,129
+0.0% YoY
Effective rate
1.44%
On assessed value
Assessed land
$3,000,000
Assessed improvement
$3,029,129
Applied tax rate
3.0000
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
21
Total area
18,337 SF
Lot
0.86 ac (37,461 SF)
Zoning code
COMMERCIAL
APN
493-103-05-00
UPID
US09-8815985
Jurisdiction
SAN DIEGO
Zoning & alternative use
COMMERCIAL · El Cajon, CA
Zoning COMMERCIAL · permitted uses
COMMERCIAL · El Cajon, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
El Cajon. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$5.2M
RETAIL STORES
Est. value
$5.3M
WAREHOUSE, STORAGE
Est. value
$5.1M
APARTMENT HOUSE (5+ UNITS) Current
RETAIL STORES
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
1980
Heating
NONE
Units
21
Lot
0.86 ac
Current owner
From public records · entity-resolved
The Willows At Washington LLC
Entity
Mailing address
4232 POPLAR ST, SAN DIEGO, CA 92105-4544
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 19, 2023
$3,797,500
The Willows At Washington LLC
Ka East Washington LLC
Grant Deed
—
Oct 1, 2019
$1,557,500
Ka East Washington LLC
939 East Washington LLC
Grant Deed
$2,587,000 · Ka East Washington LLC
Apr 5, 2019
$1,451,500
939 East Washington LLC
Carlsbad Gardens Apts LLC
Grant Deed
$2,483,885 · Behnam Tashakorian
Feb 18, 2015
$2,611,000
Carlsbad Gardens Apartments Ll
Rose Trust
Grant Deed
—
Jul 12, 2012
—
Rose Beverly M Tr
Rose,violet M
Affidavit Of Death
related
—
Nov 18, 2011
—
Rose Trust
Rose Trust
Quit Claim Deed
related
—
—
—
Carlsbad Gardens Apartments Ll
—
Deed Of Trust
related
$2,587,000 · Greystone Svcg
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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