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    165th High Vista, CA 93535

    Sponsored
    For Sale
    $145,000

    D - High Vista, CA

    Days on Market:
    179
    Last Refresh:
    Feb 7 at 4:06 pm

    Property Features for 165th High

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    Zoning
    A 2, R L 20, SEA
    APN
    3361-013-017

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Jim Patton

    jpBroker.com (800) 270-8770

    Listing agent Jim Patton (661) 943-8090 License #00776290

    Listing date Aug 13, 2025

    MLS# 25001187 Listing URL

    Copyright © 2026 Greater Antelope Valley Association of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Overview

    Hi-Vista Rural Acreage Opportunity

    Located east of Lancaster in the Hi-Vista area, this acreage offers opportunities for agricultural or residential use under the current Los Angeles County zoning of A 2, R L 20, and SEA. The parcel is bordered by 160E on the west, Ave J-4 on the north, 165E on the east, and Ave J-8 on the south. The zoning designations include A 2 for heavy agriculture, allowing horses and farm animals; R L 20 for rural land, permitting one home per 20 acres; and SEA for Significant Ecological Area. Electric power is available on 165th St East, near the northeast corner of the property, which also provides legal access. A flat concrete slab of minimal value is situated near the northeast corner. The property is located in the Los Angeles County WaterWorks District 40, region 35, and nearby homes on 165th East utilize county water. According to county regulations, an Additional Dwelling Unit is allowed without subdividing. The parcel could potentially be subdivided into four 20-acre parcels. Approximately one-half mile to the east, 170th St East leads south into Lake Los Angeles, which features several small commercial businesses. Traveling west on Ave J leads to central Lancaster and Fwy 14. The parcel features a gentle grade, offering views to the west towards Lancaster, and nearby buttes add geographic character to the area. Several homes are located on 165th St East. Paved roads extend to within 1/4 mile of the property. The highest and best use is residential combined with a farm or ranch, or land banking.
    Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Map

    City
    Vista
    County
    San Diego
    State
    California
    Longitude
    -117.838175
    Latitude
    34.685205

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    FAQs

    What type of property is this?
    Agricultural land - Affordable rural acreage suitable for agricultural or residential use.
    Where is this agricultural land located?
    The property is located at 165th High Vista, CA.
    What is the asking price?
    The asking price for this property is $145,000.
    What are key features of this property?
    This property features: - Zoning allows for agricultural and residential use including horses and farm animals.; - Potential to build a second home (Additional Dwelling Unit regulation).; - Possibility of subdividing into four 20-acre parcels.
    (661) 943-8090
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    165th High Vista, CA 93535
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    Vista, CA 93535
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    165th High Vista, CA 93535
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    We can help!
    Listing Contact
    Jim Patton
    Real Estate License ID: 00776290
    (661) 943-8090
    Learn more
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