I agree with @Mario Dattilo and Roger D Jones.I think the only thing that I would draw emphasis on is what Mario said because unless it has a separate tax ID number it is not an apples-to-apples comparable.

The cap rate is just a measure designed to give an apples-to-apples comparison across deals.

Apples and oranges.

If you want an apple tree, you have to wait some years for the fruit.

To answer your questions, I am not naive enough to expect this, but I am naive enough to not know the answer to this question, and ask it in this forum.I do not do this at my job, but that's an apples-to-oranges comparison, as I work a salaried position that affords me a high degree of autonomy and flexibility in deciding when I work and working at irregular hours does not equate to more money for my firm or myself.

Apple Valley rd.  

Very good tax climate, and landlord friendly combined with strong economic growth with tech companies like Apple and google building data centers, Tesla is building the semi-truck factory and a exodus from CA of people all point to strong signs of appreciation. 

I believe we have underwriters in this forum - just wondering how underwriters analyse their COMPS even after we listed the best 3 as Apple to Apple - though more than 1 mile BUT  within the same market bcos most COMPS considering SOLD properties around your subject property would be the same as those that needs renovation.

The tech and manufacturing jobs are moving from CA with Tesla building Semi trucks and Google and Apple building data centers. 

It's a way to compare apples to apples for the current situation; how to squeeze more juice from the investment.