Corner Four-Unit Residential Income
For Sale
$1,500,000
267 Alestar, Vista, CA 92084
Four spacious units on a corner lot, each with a carport and private storage, plus on-site laundry facilities.
Property Size4,260 SF
Price / SF$352.11
Days on Market50
Property Features for 267 Alestar
General Information
Standard status
Active
Size
4,260 SF
Total Parking Spaces
4
Property subtype
Investment
Additional Details
Multifamily Units
4
Building Details
Building Size
4,260 SF
Year Built
1965
Stories
2
Units
4
Listing Agency:
(310) 350-5067
Listed By:
Stephan McLaughlin
(310) 350-5067
Source:
Elliman
Added: Jul 1
Changed: Aug 8
Last Checked: Aug 19 at 7:49AM
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 Stephan McLaughlin
Investment Insights
Based on property information with market context.
This corner four-unit residential income property includes three distinct unit types: one three-bedroom, two-bath unit; two two-bedroom, two-bath units; and one one-bedroom, one-bath unit. The apartments are described as having unusually spacious floor plans, and each unit has an assigned carport parking space along with a private storage unit. Residents also have a patio or balcony, and the property provides an on-site laundry facility with managed washer and dryer equipment.
The building is professionally managed and well maintained. The remarks note numerous capital improvements over the years, including upgrades to decking, railings, and plumbing systems. A full building replumbing and water heater replacement project is currently underway and scheduled for completion by mid-July. Gas and electric utilities are separately metered for each unit. WalkScore is 42 (car-dependent) and transitScore is 32 (some transit), while bikeScore is 29 (somewhat bikeable).
For buyers, the unit mix supports a range of household sizes, including both one- and two-bedroom options alongside a three-bedroom layout. On-site laundry with managed equipment adds a practical component to operations, while the ongoing plumbing and water heater replacement provides near-term capital clarity. The property is positioned near Downtown Vista and is described as close to restaurants, breweries, Vista Magnet School, the Library, and the Civic Center.
The building is professionally managed and well maintained. The remarks note numerous capital improvements over the years, including upgrades to decking, railings, and plumbing systems. A full building replumbing and water heater replacement project is currently underway and scheduled for completion by mid-July. Gas and electric utilities are separately metered for each unit. WalkScore is 42 (car-dependent) and transitScore is 32 (some transit), while bikeScore is 29 (somewhat bikeable).
For buyers, the unit mix supports a range of household sizes, including both one- and two-bedroom options alongside a three-bedroom layout. On-site laundry with managed equipment adds a practical component to operations, while the ongoing plumbing and water heater replacement provides near-term capital clarity. The property is positioned near Downtown Vista and is described as close to restaurants, breweries, Vista Magnet School, the Library, and the Civic Center.
Key Highlights
- Four‑unit investment property on a corner lot built in 1965
- Unit mix includes three 3BD/2BA units, two 2BD/2BA units, and one 1BD/1BA unit
- Approx. 4,260 SF with assigned carport parking and a private storage unit for each unit
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$76,327
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
5.09%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,526,540
$1.5M
Cap Rate 7%
$1,090,386
$1.1M
Cap Rate 9%
$848,078
$848.1K
Market Conditions
NOI Build-Up for 4,260 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$115.0K $27.00/SF
− Vacancy
−$6.0K −$1.40/SF
EGI
$109.0K $25.60/SF
− OpEx
−$32.7K −$7.68/SF
NOI
$76.3K $17.92/SF
Area
San Diego County, CA
Vacancy
5.20%
Lease Rate
$27.00 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,526,540
Cap Rate 7%
$1,090,386
Cap Rate 9%
$848,078
Alternative Uses
Best Use
Multifamily LT 5
$1.09M
$954.1K – $1.27M
NOI $76,327 @ 7.0% cap · market cap 5.09%
Second Best
Apartment 5plus
$1.01M
$884.8K – $1.18M
NOI $70,782 @ 7.0% cap · market cap 4.72%
Theoretical Best
Office A
$1.95M
$1.71M – $2.28M
NOI $136,625 @ 7.0% cap · market cap 9.11%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
1,024
Businesses Nearby
Explore this area
Business Placement
Demographics for 92084, CA
49,941
Population
15,712
Households
3.2
Avg Household Size
37
Median Age
27%
College-Educated
83%
High-School Grad
28.3 sq mi
ZIP Area
1,765
Density / Sq Mi
$97,410
Median Household Income
$42,000
Median Earnings
$1,936
Median Rent
$745,800
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Quadplex - Four spacious units on a corner lot, each with a carport and private storage, plus on-site laundry facilities.
Where is this quadplex located?
The property is located at 267 Alestar Vista, CA.
What is the asking price?
The asking price for this property is $1,500,000.
What are key features of this property?
This property features: Four‑unit investment property on a corner lot built in 1965; Unit mix includes three 3BD/2BA units, two 2BD/2BA units, and one 1BD/1BA unit; Approx. 4,260 SF with assigned carport parking and a private storage unit for each unit
