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Property profile & analytics
OFF-MARKET
Estimated value
$1,770,000
Apartment buildings
9916 Riv St 1, Lakeside, CA 92040-3170
Individually Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7521034
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1986
Total area
9,200 SF
Lot
0.33 ac (14,570 SF)
Zoning code
R-3:RESTRICTED MULTIPLE
APN
394-131-08-00
UPID
US09-7521034
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
by Request
CAP Approach
CAP
$2.35M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.77M
Owner & transaction history
Kostas Lithopoulos · 1 yrs held
Kostas Lithopoulos
since 2025
7 recorded transactions
Zoning & alternative use
R-3:RESTRICTED MULTIPLE · 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$2,550,000
6.5%
$2,350,000
7%
$2,185,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$2,895,000
Current use
Blend value · Realmo final
$1.77M
Range $1.59M – $1.95M · ±10%
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
$192 / 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
$31,561
Tax year 2024
Assessed value
$2,161,872
Assessed 2024
Previous assessed
$2,161,872
+0.0% YoY
Effective rate
1.46%
On assessed value
Assessed land
$910,262
Assessed improvement
$1,251,610
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
1986
Heating
NONE
Units
10
Bathrooms
15
Total area
9,200 SF
Lot
0.33 ac (14,570 SF)
Zoning code
R-3:RESTRICTED MULTIPLE
APN
394-131-08-00
UPID
US09-7521034
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
$2.9M
APARTMENT HOUSE (5+ UNITS) Current
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
10
Bathrooms
15
Lot
0.33 ac
Current owner
From public records · entity-resolved
Kostas Lithopoulos
Individual
Mailing address
2840 FLETCHER PKWY #337, EL CAJON, CA 92020-2111
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
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
Apr 23, 2025
$2,700,000
Kostas Lithopoulos
Nick Dangel
Grant Deed
$1,530,000 · Jpmorgan Chase Bank NA
May 25, 2017
$1,900,000
Nick D Angelo
Chris Lafornara
Grant Deed
$950,000 · San Diego Private Bank
May 25, 2017
—
Shannon Phillips
Phillips,vanessa
Quit Claim Deed
related
—
Oct 18, 2016
—
Chris Lafornara
Lafornara Family Trust
Quit Claim Deed
related
—
Oct 28, 2009
$2,500
Lafornara Family Trust
Lafornara,chris
Grant Deed
—
May 12, 2008
$70,500
Shannon Phillips
Lafornara,chris
Quit Claim Deed
related
—
May 25, 2007
—
Chris Lafornara
Hurwitz,david & Tami
Quit Claim Deed
related
—
Dec 18, 2003
$655,000
Jj Galt INC
Chandler,jan T & Rose M
Grant Deed
$404,613 · Jan T & Rose M Chandler
Dec 1, 1988
$536,000
Chandler Jan T
Inter Exchange I
Trustees Deed
related
$375,000 · Coast Federal Bank
Dec 1, 1988
—
S M Accommodator
Dubbs Duane K II
Trustees Deed
related
—
—
—
Chandler Jan T
—
Deed Of Trust
related
—
—
—
Chris Lafornara
—
Deed Of Trust
related
$885,000 · La Jolla Bank
—
—
Jj Galt INC
—
Deed Of Trust
related
$600,000 · 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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