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Property profile & analytics
OFF-MARKET
Estimated value
$3,385,000
Apartment buildings
9737 Riverview Ave 41, Lakeside, CA 92040-2958
Individually Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7425789
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1991
Total area
11,415 SF
Lot
0.47 ac (20,585 SF)
Zoning code
R-3:RESTRICTED MULTIPLE
APN
382-071-17-00
UPID
US09-7425789
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
$3.84M
CAP Approach
CAP
$2.92M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.39M
Owner & transaction history
Joe Busalacchi · 5 yrs held
Joe Busalacchi
since 2020
Last sale
$3.1M
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
$5.4M
+50.8%
Auto repair, garage
$4.4M
+21.3%
Office building
$4.1M
+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
$3,920,000
ML approach
$3,840,000
CAP Approach
CAP Return
Estimation
6%
$3,160,000
6.5%
$2,920,000
7%
$2,710,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$3,595,000
Current use
MEDICAL BUILDING
$5,415,000
Change: +51% · Conversion: Moderate
AUTO REPAIR, GARAGE
$4,360,000
Change: +21% · Conversion: Difficult
OFFICE BUILDING
$4,115,000
Change: +15% · Conversion: Moderate
RETAIL STORES
$3,770,000
Change: +5% · Conversion: Difficult
Blend value · Realmo final
$3.39M
Range $3.05M – $3.72M · ±10% · vs last sale $3.13M (Sep 9 2020)
Last sale anchor
$3.13M
Sep 9 2020
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
$297 / 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
$47,958
Tax year 2024
Assessed value
$3,485,992
Assessed 2024
Previous assessed
$3,485,992
+0.0% YoY
Effective rate
1.38%
On assessed value
Assessed land
$1,366,508
Assessed improvement
$2,119,484
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
1991
Heating
NONE
Units
11
Bathrooms
22
Total area
11,415 SF
Lot
0.47 ac (20,585 SF)
Zoning code
R-3:RESTRICTED MULTIPLE
APN
382-071-17-00
UPID
US09-7425789
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
$3.6M
MEDICAL BUILDING
Est. value
$5.4M
AUTO REPAIR, GARAGE
Est. value
$4.4M
OFFICE BUILDING
Est. value
$4.1M
RETAIL STORES
Est. value
$3.8M
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
1991
Heating
NONE
Units
11
Bathrooms
22
Lot
0.47 ac
Current owner
From public records · entity-resolved
Joe Busalacchi
Individual
Mailing address
6235 CAPRI DR, SAN DIEGO, CA 92120-4632
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 9, 2020
—
Joe Busalacchi
Joe Busalacchi
Intrafamily Transfer
related
$250,000 · Jpmorgan Chase Bank NA
Dec 28, 2017
$3,125,000
Joe Busalacchi
Ka Del Sol LLC
Grant Deed
$946,000 · Wells Fargo Bank NA
Oct 7, 2016
$2,050,000
Ka Del Sol LLC
Tina Louise Kelly
Grant Deed
$1,435,000 · Mission FCU
Jul 2, 2015
—
Stone 1984 Family Trust
Stone Buell W
Quit Claim Deed
related
—
Jul 1, 2015
—
Buell W Stone
Buell W Stone
Intrafamily Transfer
related
$800,000 · Provident Savings Bank Fsb
Feb 2, 2010
—
Buell W Stone
Stone,bonnie C
Affidavit Of Death
related
—
Mar 13, 1991
$880,000
Stone Trust
Coastal Accommod
Grant Deed
$620,000 · Western Financial Savings Bank
Mar 20, 1990
—
Cristina Ayyad
—
Grant Deed
related
$692,859 · Scripps Bank
—
—
Stone Trust
—
Deed Of Trust
related
$50,000 · Valle De Oro Bank
—
—
Cristina Ayyad
—
Deed Of Trust
related
$35,000 · Fowler Kimberlan
—
—
Cristina Ayyad
—
Deed Of Trust
related
$660,000 · Western Financial Savings Bank
—
—
Stone Trust
—
Deed Of Trust
related
$1,500,000 · Home Bank Of California
—
—
Stone Family 1984 Trust
—
Deed Of Trust
related
$750,000 · Citibank West 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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