Entity Owned Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1986
Total area
21,546 SF
Lot
0.84 ac (36,590 SF)
Zoning code
R-4:MULTIPLE RESIDENTIAL
APN
500-170-52-00
UPID
US09-9597393
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Apartment Building
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$8.00M
CAP Approach
CAP
$5.51M
Comparable Approach
Comparable
$6.43M
Blend (final)
Blend
$8.00M
Owner & transaction history
since 2024
Last sale
$8.0M
6 recorded transactions
Zoning & alternative use
R-4:MULTIPLE RESIDENTIAL · Spring Valley, CA
Top alternative use upside
Medical building
$10.2M
+108.6%
Auto repair, garage
$8.2M
+67.8%
Office building
$7.8M
+58.5%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 9 comparables with addresses
5 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
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Summary
1
Valuation conclusion
Included free
Estimated market value
$8.00M
Value range
$7.20M – $8.80M
±10% around blend
Estimated value / SF
$371 / SF
Confidence
High
9 county-verified comps
Property data
88
Market benchmarks
100
Comparable evidence
90
$7.20M
blend $8.00M
$8.80M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
21,546 SF
Lot area
0.84 ac
Year built
1986
APN
500-170-52-00
Zoning
R-4:MULTIPLE RESIDENTIAL
Assessed value
$8,963,760
Annual tax
$117,999
3
Income approach: direct capitalization
Partial preview
Income approach indication
$5.51M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$5.97M
@ 6.5% CAP return
$5.51M
@ 7% CAP return
$5.12M
4
Sales comparison
Partial preview
Sales approach indication
$6.25M
Weighted, 9 comps · high confidence
Evidence
9 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
3.8 mi away · 22,192 SF
4.7 mi away · 24,778 SF
5.0 mi away · 17,547 SF
5.9 mi away · 17,982 SF
6.6 mi away · 27,211 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$8.00M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 36 sales
$228
+63%
Submarket 37 sales
$229
+62%
County 2072 sales
$315
+18%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $371/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Medical Building
Gross theoretical uplift
+109%
vs current-use indication
Auto Repair, Garage
Office Building
Warehouse, Storage
Apartment House (5+ Units) · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 9 sales
Market rates by use type
PDF export
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Overview
Implied cap rate
4.50%
Implied, in-place cap rate for this apartment buildings
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 4.50%
9.0%
NOI (est.)
$560k *
Last sale · Apr 2024
$8.00M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$12.44M
Move the market yield to see immediate price impact.
Value / SF
$578
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
4.00%4.50%5.00%
$504k
$12.60M
$11.20M
$10.08M
$560k
$14.00M
$12.44M
$11.20M
$616k
$15.40M
$13.69M
$12.32M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
9 found
High confidence · county-verified
Closest comparable
$5.25M
3.3 mi · Jan 2026 · $236/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$117,999
Tax year 2024
Assessed value
$8,963,760
Assessed 2024
Previous assessed
$8,963,760
+0.0% YoY
Effective rate
1.32%
On assessed value
Assessed land
$5,100,000
Assessed improvement
$3,863,760
Applied tax rate
83.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
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
1986
Heating
NONE
Units
47
Total area
21,546 SF
Lot
0.84 ac (36,590 SF)
Zoning code
R-4:MULTIPLE RESIDENTIAL
APN
500-170-52-00
UPID
US09-9597393
Jurisdiction
SAN DIEGO
Zoning & alternative use
R-4:MULTIPLE RESIDENTIAL · Spring Valley, CAZoning R-4:MULTIPLE RESIDENTIAL · permitted uses
R-4:MULTIPLE RESIDENTIAL · Spring Valley, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1986
Heating
NONE
Units
47
Lot
0.84 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
R-4:MULTIPLE RESIDENTIAL
Jurisdiction
Spring Valley, CA
Recorded code
R-4:MULTIPLE RESIDENTIAL
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Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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