Legal Four-Unit
New
For Sale
$1,300,000
2774 80 Vista Way, National City, CA 91950
Four legal units are complemented by a separate nonconforming space that currently produces rental income.
Property Size2,098 SF
Days on Market4
Property Features for 2774 80 Vista Way
General Information
Standard status
Active
Size
2,098 SF
Property subtype
Investment
Site & Location
Highway Access
Yes
Public Transit
Yes
Additional Details
Multifamily Units
4
Building Details
Building Size
2,098 SF
Year Built
1925
Units
4
Listing Agency:
(858) 220-9017
Listed By:
Christina Rounds
(858) 220-9017
Source:
Elliman
Added: Aug 8
Changed: Aug 9
Last Checked: Aug 10 at 8:15AM
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 Christina Rounds
Investment Insights
Based on property information with market context.
This multifamily property was built in 1925 and is established as a legal four-unit property. A separate nonconforming space currently generates rental income but is excluded from the legal unit count, making verification of permits, zoning, and legal use especially important during due diligence.
The property is located at 2774 80 Vista Way in National City, California, with shopping, schools, public transportation, and freeway access identified in the surrounding area. Additional operating details, including rents, income, expenses, and property measurements, require independent verification.
The property is located at 2774 80 Vista Way in National City, California, with shopping, schools, public transportation, and freeway access identified in the surrounding area. Additional operating details, including rents, income, expenses, and property measurements, require independent verification.
Key Highlights
- Legal four‑unit property
- Additional nonconforming space currently generates rental income and is excluded from the legal unit count
- Built in 1925
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
$37,590
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
2.89%
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%
$751,800
$751.8K
Cap Rate 7%
$537,000
$537.0K
Cap Rate 9%
$417,667
$417.7K
Market Conditions
NOI Build-Up for 2,098 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
$56.6K $27.00/SF
− Vacancy
−$2.9K −$1.40/SF
EGI
$53.7K $25.60/SF
− OpEx
−$16.1K −$7.68/SF
NOI
$37.6K $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%
$751,800
Cap Rate 7%
$537,000
Cap Rate 9%
$417,667
Alternative Uses
Best Use
Multifamily LT 5
$537.0K
$469.9K – $626.5K
NOI $37,590 @ 7.0% cap · market cap 2.89%
Second Best
Apartment 5plus
$498.0K
$435.7K – $581.0K
NOI $34,859 @ 7.0% cap · market cap 2.68%
Theoretical Best
Office A
$961.2K
$841.1K – $1.12M
NOI $67,286 @ 7.0% cap · market cap 5.18%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
708
Businesses Nearby
Explore this area
Business Placement
Demographics for 91950, CA
57,849
Population
19,049
Households
3
Avg Household Size
36
Median Age
16%
College-Educated
76%
High-School Grad
7.3 sq mi
ZIP Area
7,925
Density / Sq Mi
$63,858
Median Household Income
$34,013
Median Earnings
$1,600
Median Rent
$580,700
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Quadplex - Four legal units are complemented by a separate nonconforming space that currently produces rental income.
Where is this quadplex located?
The property is located at 2774 80 Vista Way National City, CA.
What is the asking price?
The asking price for this property is $1,300,000.
What are key features of this property?
This property features: Legal four‑unit property; Additional nonconforming space currently generates rental income and is excluded from the legal unit count; Built in 1925
