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Property profile & analytics
OFF-MARKET
Estimated value
$8,000,000
Apartment buildings
9550 Campo Rd Spring Valley, CA 91977-1236
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9597393
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
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Casa De Oro Senior Apartments Apartment Building
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
9550 Campo Road LLC · 2 yrs held
9550 Campo Road LLC
since 2024
Last sale
$8.0M
6 recorded transactions
Zoning & alternative use
R-4:MULTIPLE RESIDENTIAL · Spring Valley, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$10.2M
+108.6%
Auto repair, garage
$8.2M
+67.8%
Office building
$7.8M
+58.5%
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 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
$8,000,000
ML approach
$8,000,000
CAP Approach
CAP Return
Estimation
6%
$5,965,000
6.5%
$5,510,000
7%
$5,115,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$4,905,000
Current use
MEDICAL BUILDING
$10,225,000
Change: +109% · Conversion: Moderate
AUTO REPAIR, GARAGE
$8,225,000
Change: +68% · Conversion: Difficult
OFFICE BUILDING
$7,770,000
Change: +58% · Conversion: Moderate
WAREHOUSE, STORAGE
$7,175,000
Change: +46% · Conversion: Difficult
Blend value · Realmo final
$8.00M
Range $7.20M – $8.80M · ±10% · vs last sale $8.00M (Apr 8 2024)
Last sale anchor
$8.00M
Apr 8 2024
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
$371 / 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
$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
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
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, CA
Zoning R-4:MULTIPLE RESIDENTIAL · permitted uses
R-4:MULTIPLE RESIDENTIAL · 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.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$4.9M
MEDICAL BUILDING
Est. value
$10.2M
AUTO REPAIR, GARAGE
Est. value
$8.2M
OFFICE BUILDING
Est. value
$7.8M
WAREHOUSE, STORAGE
Est. value
$7.2M
APARTMENT HOUSE (5+ UNITS) Current
MEDICAL BUILDING
AUTO REPAIR, GARAGE
OFFICE BUILDING
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
1986
Heating
NONE
Units
47
Lot
0.84 ac
Current owner
From public records · entity-resolved
9550 Campo Road LLC
Entity
Mailing address
865 AMENA CT, CHULA VISTA, CA 91910-7802
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 17, 2024
—
9550 Campo Road LLC
—
Deed
related
$5,725,000 · Mechanics Bank
Apr 8, 2024
$8,000,000
9550 Campo Road LLC
Stacie Perez
Grant Deed
$6,250,000 · Balboa Thrift & Loan
Nov 19, 2007
—
Keenan Ann P Trust
Keenan,ann P
Quit Claim Deed
related
—
Jan 12, 1988
$410,500
E H M INC
Birch
Trustees Deed
related
—
Jan 12, 1988
$207,000
Thomas E Keenan
Peckh
Trustees Deed
related
—
—
—
Thomas E Keenan
—
Deed Of Trust
related
$1,237,500 · Home Savings Of America
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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