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    Mixed-Use Redevelopment Opportunity Title is generated by Realmo AI

    402 Church Ave, Chula Vista, CA 91910

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    For Sale
    $1,688,888

    Prime mixed-use property with redevelopment potential near 3rd Avenue Promenade.

    Type:Investment
    Added:
    Apr 10, 2026
    Days on Market:
    55
    Last Refresh:
    Apr 10 at 8:54 am

    Property Features for 402 Church Ave

    General Information

    Standard status
    Active
    Property subtype
    Investment

    Building Details

    Year Built
    1930

    We can help!

    Listing Contact
    Lesha Montoya

    Listing agent Lesha Montoya

    Listing office

    Listing date Apr 10, 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 Lesha Montoya

    HighLights

    • Prime mixed‑use redevelopment property with multiple scenarios possible.
    • Existing income from 4 residential units and a mechanics shop provides immediate cash flow.
    • Value‑add opportunity with below‑market rents offering potential for increased income.
    • Located one block from the vibrant 3rd Avenue Promenade with mass transit.
    • Mechanics shop offers owner/user opportunity with separate metering and potential for SBA financing.
    • Recent capital improvements and well‑maintained residential units.

    Overview

    This mixed-use property presents multiple redevelopment scenarios, including the possibility of 49 affordable units plus 8 ADUs, 10 individual townhomes, or 10 units with 8 ADUs. Alternatively, the existing commercial mechanics shop could be replaced with 2 townhomes or 6 additional units. The four residential units can remain in place while the back two buildings are entitled and built out for income. The property also offers an owner/user opportunity for a mechanic with four residential income units in the front 2-story building. Located on the corner of Church Ave and G St, with legal addresses of 402 Church for Units #2, #3, and #4, and 282 and 286 G St, the gated property is one block from the 3rd Avenue Promenade, known for its retail, restaurants, and commercial district with mass transit. The mechanics shop is separately metered, with the tenant paying for water and gas and electric. All four residential units are separately metered for SDGE, while the landlord pays for water. The 2-bedroom, 2-bathroom unit at 282 G Street has two points of ingress/egress, as they were legally converted residential units once offices. All tenants are on month-to-month leases with below-market rents, offering value-add potential. Recent capital improvements include roofing, plumbing sewer, and jetting. The fenced residential units feature vinyl flooring, vinyl windows with blinds, security screen doors, and ceiling fans in well-sized bedrooms. All water heaters have been replaced in the last 3-5 years. The property is well-lit and has exterior cameras and a gated courtyard. The garage includes a bathroom, 2 parking spaces, an in-ground lift, two roll-up doors, a small office, upper storage, a flat roof, and alley access. The garage is separately metered, and the mechanics shop pays its own water and utilities. The property has a bike score of 50, indicating it is bikeable, a walk score of 65, indicating it is somewhat walkable, and a transit score of 41, indicating some transit options are available.
    Location Intelligence

    Current Use by Public Records

    Auto shops

    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
    Chula Vista
    County
    San Diego
    State
    California
    Longitude
    -117.0777073
    Latitude
    32.6379041

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    FAQs

    What type of property is this?
    Mixed-use property - Prime mixed-use property with redevelopment potential near 3rd Avenue Promenade.
    Where is this mixed-use property located?
    The property is located at 402 Church Ave Chula Vista, CA.
    What is the asking price?
    The asking price for this property is $1,688,888.
    What are key features of this property?
    This property features: Prime mixed‑use redevelopment property with multiple scenarios possible.; Existing income from 4 residential units and a mechanics shop provides immediate cash flow.; Value‑add opportunity with below‑market rents offering potential for increased income.
    (619) 992-5863
    We can help!
    Listing Contact
    Lesha Montoya
    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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