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Property profile & analytics
OFF-MARKET
Estimated value
$2,235,000
Apartment buildings
Montecito Rd Ramona, CA 92065
Individually Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9946354
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1985
Total area
8,976 SF
Lot
0.39 ac (17,019 SF)
Zoning code
R-3:RESTRICTED MULTIPLE
APN
281-100-08-00
UPID
US09-9946354
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
$2.30M
Comparable Approach
Comparable
$1.71M
Blend (final)
Blend
$2.24M
Owner & transaction history
Turney Moore And Henderson Ltd · 2 yrs held
Turney Moore And Henderson Ltd
since 2023
7 recorded transactions
Zoning & alternative use
R-3:RESTRICTED MULTIPLE · Ramona, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$3.4M
+21.3%
Office building
$3.2M
+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 Ramona submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Ramona 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%
$2,485,000
6.5%
$2,295,000
7%
$2,130,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$2,825,000
Current use
AUTO REPAIR, GARAGE
$3,425,000
Change: +21% · Conversion: Difficult
OFFICE BUILDING
$3,235,000
Change: +15% · Conversion: Moderate
WAREHOUSE, STORAGE
$2,545,000
Change: -10% · Conversion: Difficult
Blend value · Realmo final
$2.24M
Range $2.01M – $2.46M · ±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
$249 / 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
$40,747
Tax year 2024
Assessed value
$2,856,000
Assessed 2024
Previous assessed
$2,856,000
+0.0% YoY
Effective rate
1.43%
On assessed value
Assessed land
$612,000
Assessed improvement
$2,244,000
Applied tax rate
65.0000
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
1985
Heating
NONE
Units
12
Total area
8,976 SF
Lot
0.39 ac (17,019 SF)
Zoning code
R-3:RESTRICTED MULTIPLE
APN
281-100-08-00
UPID
US09-9946354
Jurisdiction
SAN DIEGO
Zoning & alternative use
R-3:RESTRICTED MULTIPLE · Ramona, CA
Zoning R-3:RESTRICTED MULTIPLE · permitted uses
R-3:RESTRICTED MULTIPLE · Ramona, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Ramona. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$2.8M
AUTO REPAIR, GARAGE
Est. value
$3.4M
OFFICE BUILDING
Est. value
$3.2M
WAREHOUSE, STORAGE
Est. value
$2.5M
APARTMENT HOUSE (5+ UNITS) Current
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
1985
Heating
NONE
Units
12
Lot
0.39 ac
Current owner
From public records · entity-resolved
Turney Moore And Henderson Ltd
Individual
Mailing address
2941 SUMAC RD, FALLBROOK, CA 92028-8704
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 28, 2023
—
Turney Moore And Henderson Ltd
T Michael Turney
Intrafamily Transfer
related
—
Jun 30, 2023
—
Turney Moore And Henderson Ltd
Terry W Moore
Grant Deed
—
Feb 27, 2023
—
Terry W Moore
Turney Moore And Henderson Ltd
Grant Deed
—
Dec 31, 2014
—
Turney Moore & Henderson Ltd
—
Grant Deed
related
$8,000,000 · Jp Morgan Chase Bk
Mar 1, 2005
—
Turney Moore & Henderson Ltd
Turney Moore & Henderson Ltd
Correction Deed
related
$5,925,000 · Wachovia Multifamily Capital INC
Jun 30, 1994
$2,580,000
Moore Turney
Union Federal Sa
Grant Deed
$2,040,000 · Union Fsb
Jun 29, 1994
$2,600,000
Union Federal Savings Bank
Montecito Woods
Trustees Deed
related
—
—
—
Turney Moore & Henderson Ltd
—
Deed Of Trust
related
$3,000,000 · Boston Capital
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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