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    Upgraded Triplex on Corner Lot Title is generated by Realmo AI

    6001 3-5 Horton Dr, La Mesa, CA 91942

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    New
    For Sale
    $1,195,000

    Turnkey upgraded triplex with in-unit laundry and private yard space for three well-rentable layouts.

    Type:Investment
    Property size:
    1,940 SF
    Price / SF:
    $615/SF
    Added:
    Jun 3, 2026
    Days on Market:
    5
    Last Refresh:
    Jun 6 at 6:05 am

    Property Features for 6001 3-5 Horton Dr

    General Information

    Standard status
    Active
    Size
    1,940 SF
    Property subtype
    Investment

    Building Details

    Year Built
    1953

    We can help!

    Listing Contact
    Lisa Guasti

    Listing agent Lisa Guasti License #02030464

    Listing office Century 21 Award

    Listing date Jun 3, 2026

    Source Elliman

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    All listing content including descriptions, pricing, images are the copyrighted material of Century 21 Award

    HighLights

    • Upgraded triplex built in 1953 on a corner lot
    • Unit mix: two 2BR/1BA units (~760 SF and ~780 SF) plus a brand‑new permitted studio (~412 SF)
    • Each unit includes in‑unit laundry and private yard space
    • Recent upgrades include a new roof, mini‑split heating and cooling, new fencing, updated landscaping, and water heaters
    • Luxury vinyl plank flooring; landscaping updates in private backyards
    • All units can be delivered vacant end of June

    Overview

    This upgraded triplex offers three residential units configured for rental living: two 2-bedroom, 1-bath units and one brand-new, fully permitted studio. Each unit includes in-unit laundry and private yard space. The property has undergone recent improvements designed to reduce day-to-day maintenance, including a new roof, mini-split heating and cooling systems, updated landscaping in the private backyards, new fencing, new water heaters, and luxury vinyl plank flooring.

    The triplex is situated on a desirable corner lot in a high-demand rental area near SDSU and Grossmont College. It is also described as being a short walk to the Trolley, close to shopping and dining, and convenient to freeway access.

    For buyers seeking a controlled, income-oriented residential property, the unit mix supports a range of tenant needs with two family-friendly 2-bedroom apartments alongside a newly delivered studio. All units are reported to be deliverable vacant at the end of June, which may simplify leasing for the incoming owner.
    Location Intelligence

    Current Use by Public Records

    Triplexes

    Suggested Use

    Law Firm Restaurant Real Estate Agency Spa & Massage Center Hair Salon Dental Office Nail Salon Food Market Grocery & Convenience Store Gym & Fitness Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    La Mesa
    County
    San Diego
    State
    California
    Longitude
    -116.9982664
    Latitude
    32.7878793

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    FAQs

    What type of property is this?
    Triplex - Turnkey upgraded triplex with in-unit laundry and private yard space for three well-rentable layouts.
    Where is this triplex located?
    The property is located at 6001 3-5 Horton Dr La Mesa, CA.
    What is the asking price?
    The asking price for this property is $1,195,000.
    What are key features of this property?
    This property features: Upgraded triplex built in 1953 on a corner lot; Unit mix: two 2BR/1BA units (~760 SF and ~780 SF) plus a brand‑new permitted studio (~412 SF); Each unit includes in‑unit laundry and private yard space
    (858) 518-2567
    We can help!
    Listing Contact
    Lisa Guasti
    Real Estate License ID: 02030464
    Learn More
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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.

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