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Property profile & analytics
OFF-MARKET
Estimated value
$240,000
Apartment buildings
9811 Riv St 25 Lakeside, CA 92040-3113
Entity Owned
4-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-9409505
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1937
Total area
4,192 SF
Lot
0.35 ac (15,041 SF)
Zoning code
COMMERCIAL
APN
394-142-12-00
UPID
US09-9409505
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
$260k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$240k
Owner & transaction history
River Street Villas LLC · 4 yrs held
River Street Villas LLC
since 2022
Last sale
$300,000
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
$240,000
ML approach
$260,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$240k
Range $216k – $264k · ±10% · vs last sale $300k (Apr 27 2022)
Last sale anchor
$300k
Apr 27 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
$57 / 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
$25,252
Tax year 2024
Assessed value
$1,690,650
Assessed 2024
Previous assessed
$1,690,650
+0.0% YoY
Effective rate
1.49%
On assessed value
Assessed land
$1,040,400
Assessed improvement
$650,250
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
1937
Heating
NONE
Units
8
Bathrooms
8
Total area
4,192 SF
Lot
0.35 ac (15,041 SF)
Zoning code
COMMERCIAL
APN
394-142-12-00
UPID
US09-9409505
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
1937
Heating
NONE
Units
8
Bathrooms
8
Lot
0.35 ac
Current owner
From public records · entity-resolved
River Street Villas LLC
Entity
Free & Clear · 4 yrs held
Mailing address
10251 VIS SORRENTO PKWY STE #280, SAN DIEGO, CA 92121-3776
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 27, 2022
$300,000
River Street Villas LLC
9811 River Street LLC
Grant Deed
—
Feb 3, 2020
—
9811 River Street LLC
—
Deed
related
$1,325,000 · Opus Bank
Jan 3, 2018
$1,080,000
9811 River Street LLC
Gabhart Investments INC
Grant Deed
$702,000 · Loan /san Diego
Oct 31, 2012
$50,000
Gabhart Investments INC
Paul Carlson
Grant Deed
—
Nov 2, 2006
$770,000
Donald Melvin Connelly
Karen Lew
Grant Deed
$471,600 · Impac Commercial Capital Corp
Jul 2, 2003
$641,000
Karen Lew
Moran,james J & Lillian L
Grant Deed
$491,000 · James J & Lillian L Moran
Sep 9, 1992
$265,000
James J Moran
Brittain,frank O
Grant Deed
$140,000 · Seller
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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