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Property profile & analytics
OFF-MARKET
Estimated value
$2,320,000
Apartment buildings
9688 Los Coches Rd, Lakeside, CA 92040-4233
Individually Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7037824
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1974
Total area
7,378 SF
Lot
0.38 ac (16,527 SF)
Zoning code
R-3:RESTRICTED MULTIPLE
APN
394-280-62-00
UPID
US09-7037824
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
$2.26M
CAP Approach
CAP
$1.89M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.32M
Owner & transaction history
William M Cima · 3 yrs held
William M Cima
since 2022
Last sale
$2.7M
7 recorded transactions
Zoning & alternative use
R-3:RESTRICTED MULTIPLE · Lakeside, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$3.5M
+50.8%
Auto repair, garage
$2.8M
+21.3%
Office building
$2.7M
+14.5%
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 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
$2,130,000
ML approach
$2,260,000
CAP Approach
CAP Return
Estimation
6%
$2,045,000
6.5%
$1,885,000
7%
$1,750,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$2,325,000
Current use
MEDICAL BUILDING
$3,500,000
Change: +51% · Conversion: Moderate
AUTO REPAIR, GARAGE
$2,815,000
Change: +21% · Conversion: Difficult
OFFICE BUILDING
$2,660,000
Change: +15% · Conversion: Moderate
RETAIL STORES
$2,435,000
Change: +5% · Conversion: Difficult
Blend value · Realmo final
$2.32M
Range $2.09M – $2.55M · ±10% · vs last sale $2.66M (Jun 30 2022)
Last sale anchor
$2.66M
Jun 30 2022
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
$314 / 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
$38,775
Tax year 2024
Assessed value
$2,765,383
Assessed 2024
Previous assessed
$2,765,383
+0.0% YoY
Effective rate
1.40%
On assessed value
Assessed land
$1,560,600
Assessed improvement
$1,204,783
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
1974
Heating
NONE
Units
10
Bathrooms
10
Total area
7,378 SF
Lot
0.38 ac (16,527 SF)
Zoning code
R-3:RESTRICTED MULTIPLE
APN
394-280-62-00
UPID
US09-7037824
Jurisdiction
SAN DIEGO
Zoning & alternative use
R-3:RESTRICTED MULTIPLE · Lakeside, CA
Zoning R-3:RESTRICTED MULTIPLE · permitted uses
R-3:RESTRICTED MULTIPLE · Lakeside, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Lakeside. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$2.3M
MEDICAL BUILDING
Est. value
$3.5M
AUTO REPAIR, GARAGE
Est. value
$2.8M
OFFICE BUILDING
Est. value
$2.7M
RETAIL STORES
Est. value
$2.4M
APARTMENT HOUSE (5+ UNITS) Current
MEDICAL BUILDING
AUTO REPAIR, GARAGE
OFFICE BUILDING
RETAIL STORES
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
1974
Heating
NONE
Units
10
Bathrooms
10
Lot
0.38 ac
Current owner
From public records · entity-resolved
William M Cima
Individual
Mailing address
2909 CANDIL PL, CARLSBAD, CA 92009-7104
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 26, 2022
—
Maichen Group
—
Deed
related
$1,725,000 · First Republic Bank
Jun 30, 2022
$2,658,000
William M Cima
Mark S Elliott
Grant Deed
—
May 10, 2019
$1,900,000
Mark S Elliott
Raymundo Padilla
Grant Deed
$1,373,000 · Opus Bank
May 26, 2016
—
Raymundo Padilla
—
Deed
related
$800,000 · Bofi Federal Bank
Apr 27, 2010
—
Raymundo Padilla
Los Coches Apartments INC
Grant Deed
—
Jul 24, 2009
—
Los Coches Apartments INC
Padilla,raymundo & Adriana
Grant Deed
—
Feb 28, 2005
—
Novick Trust
Illinois St 14 LLC
Grant Deed
$740,000 · Pacific Premier Bank
Dec 5, 2002
—
Illinois Street 14 LLC
Baldwin,norman L & Deborah
Grant Deed
$536,250 · Community First National Bank
Nov 19, 1996
$275,000
Norman L Baldwin
Fnb Real Estate Corp
Grant Deed
$192,500 · Quaker City Federal S & L
Jun 24, 1996
$262,200
First Nationwide Bank
Elias,samir & Rawda
Trustees Deed
related
—
—
—
Illinois St 14 LLC
—
Deed Of Trust
related
$212,000 · Community First National Bank
—
—
Illinois Street #4 LLC
—
Deed Of Trust
related
$550,000 · 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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