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490 Lado De Loma Drive, Vista, CA 92083
Fully occupied property with varied unit layouts, private parking, solar, and in-unit laundry.
Property Size6,322 SF
Price / SF$411.26
Days on Market6
Property Features for 490 Lado De Loma Drive
General Information
Standard status
Active
Size
6,322 SF
Total Parking Spaces
4
Property subtype
Multifamily
Occupancy
100%
Investment Type
Value Add
Units
Unit Mix
2 x 5BR/3.5BA, 2 x 2BR/2BA
Multifamily Units
4
Additional Details
Sprinkler System
Yes
Amenities
solar panels
mini-split HVAC
in-unit laundry
garage
electric car charging
Building Details
Year Built
2025
Buildings
2
Units
4
Tenancy
Multi
Listing Agency:
eXp Realty
(760) 715-4295
Listed By:
Deborah See · License #02003187
Source:
Crexi
Added: Aug 5
Changed: Aug 9
Last Checked: Aug 9 at 4:56AM
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 eXp Realty
Investment Insights
Based on property information with market context.
Completed in 2025, this 6,322-square-foot quadplex combines two three-story townhome-style residences with a separate building containing two single-level units. Each townhome includes 5 bedrooms, 3.5 bathrooms, an attached one-car garage with electric vehicle charging outlets, driveway parking, mini-split heating and air conditioning, and in-unit laundry. The detached units each offer 2 bedrooms and 2 bathrooms, with one positioned upstairs and the other downstairs. Two sizable storage areas are located beneath the detached building, subject to buyer verification regarding future use.
All four residences are occupied. Property improvements include owned solar, fire sprinkler systems, and modern construction completed in 2025. The property is located near shopping, dining, schools, parks, and major commuter routes in Vista, California.
All four residences are occupied. Property improvements include owned solar, fire sprinkler systems, and modern construction completed in 2025. The property is located near shopping, dining, schools, parks, and major commuter routes in Vista, California.
Key Highlights
- Four occupied residential units at 490 Lado De Loma Drive, Vista, CA 92083
- 6,322 square feet completed in 2025
- Two 5‑bedroom, 3.5‑bathroom three‑story townhome‑style units
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
$113,273
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
4.36%
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%
$2,265,460
$2.3M
Cap Rate 7%
$1,618,186
$1.6M
Cap Rate 9%
$1,258,589
$1.3M
Market Conditions
NOI Build-Up for 6,322 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
$170.7K $27.00/SF
− Vacancy
−$8.9K −$1.40/SF
EGI
$161.8K $25.60/SF
− OpEx
−$48.5K −$7.68/SF
NOI
$113.3K $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%
$2,265,460
Cap Rate 7%
$1,618,186
Cap Rate 9%
$1,258,589
Alternative Uses
Best Use
Multifamily LT 5
$1.62M
$1.42M – $1.89M
NOI $113,273 @ 7.0% cap · market cap 4.36%
Second Best
Apartment 5plus
$1.50M
$1.31M – $1.75M
NOI $105,043 @ 7.0% cap · market cap 4.04%
Theoretical Best
Office A
$2.90M
$2.53M – $3.38M
NOI $202,757 @ 7.0% cap · market cap 7.80%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
4
Residential units
Yes
Sprinkler system
Location Intelligence
Trade Area within ½ mile
1,449
Businesses Nearby
Explore this area
Business Placement
Demographics for 92083, CA
39,219
Population
11,901
Households
3.3
Avg Household Size
33
Median Age
20%
College-Educated
75%
High-School Grad
5.5 sq mi
ZIP Area
7,131
Density / Sq Mi
$82,614
Median Household Income
$40,145
Median Earnings
$2,104
Median Rent
$607,400
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 - Fully occupied property with varied unit layouts, private parking, solar, and in-unit laundry.
Where is this quadplex located?
The property is located at 490 Lado De Loma Drive Vista, CA.
What is the asking price?
The asking price for this property is $2,599,999.
What are key features of this property?
This property features: Four occupied residential units at 490 Lado De Loma Drive, Vista, CA 92083; 6,322 square feet completed in 2025; Two 5‑bedroom, 3.5‑bathroom three‑story townhome‑style units
