Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$630,000
Apartment buildings
9430 Winter Gdns Blvd Lakeside, CA 92040-4594
Entity Owned
22-yr Hold
~
Est. High Equity
Property ID
US09-9460671
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
2000
Total area
14,682 SF
Lot
0.54 ac (23,522 SF)
Zoning code
COMMERCIAL
APN
382-290-14-00
UPID
US09-9460671
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.27M
Blend (final)
Blend
$630k
Owner & transaction history
Windmill Senior Villas INC · 22 yrs held
Windmill Senior Villas INC
since 2004
7 recorded transactions
Zoning & alternative use
COMMERCIAL · Lakeside, 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 Lakeside submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lakeside 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$630k
Range $567k – $693k · ±10%
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
$43 / 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
$29,958
Tax year 2024
Assessed value
$1,252,013
Assessed 2024
Previous assessed
$1,252,013
+0.0% YoY
Effective rate
2.39%
On assessed value
Assessed land
$158,134
Assessed improvement
$1,093,879
Applied tax rate
82.0000
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
2000
Heating
NONE
Units
27
Bathrooms
1
Total area
14,682 SF
Lot
0.54 ac (23,522 SF)
Zoning code
COMMERCIAL
APN
382-290-14-00
UPID
US09-9460671
Jurisdiction
SAN DIEGO
Zoning & alternative use
COMMERCIAL · Lakeside, CAZoning COMMERCIAL · permitted uses
COMMERCIAL · Lakeside, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
2000
Heating
NONE
Units
27
Bathrooms
1
Lot
0.54 ac
Current owner
From public records · entity-resolved
Windmill Senior Villas INC
Entity
Mailing address
PO BOX 1587, LAKESIDE, CA 92040-0914
Ownership since
2004
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 25, 2024
—
Reca Investments LLC
—
Deed
related
—
Jun 1, 2021
—
Windmill Senior Villas LLC
—
Deed
related
$1,010,000 · Jpmorgan Chase Bank NA
Feb 12, 2004
$1,400,000
Windmill Senior Villas INC
Windmill Construction Co INC
Grant Deed
related
—
Dec 21, 1998
$140,000
Windmill Construction Co
Kouns,john W
Grant Deed
$137,000 · Navy FCU
—
—
Windmill Construction Co
—
Deed Of Trust
related
$1,000,000 · Washington Mutual Fsb
—
—
John W Kouns
—
Deed Of Trust
related
$20,000 · Security Pacific National Bank
—
—
John W Kouns
—
Deed Of Trust
related
$36,000 · T E Lalonde Ira
—
—
Windmill Construction
—
Deed Of Trust
related
$1,150,000 · 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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 9430 Winter Gdns Blvd?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
