1261 3Rd Ave Chula Vista, CA 91911
Retail space
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Entity Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
For Lease
1 / 2
Contact for pricing
1261 3Rd Ave, Chula Vista, CA 91911
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Estimated value (blended)
$10.86M
Range $9.77M – $11.94M (±10%)
Implied cap rate
5.90%
In-place · NOI ÷ last sale
Property ID
US09-6791506
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Total area
43,605 SF
Lot
3.42 ac (148,975 SF)
Zoning code
COMMERCIAL
APN
619-222-57-00
UPID
US09-6791506
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Vocational School Training Center
-
Employment Agency
-
Employment Agency
-
Employment Agency
-
Foster Care Service Social Service Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$11.91M
CAP Approach
CAP
$9.88M
Comparable Approach
Comparable
$12.88M
Blend (final)
Blend
$10.86M
Owner & transaction history
since 2020
Last sale
$10.0M
6 recorded transactions
Zoning & alternative use
COMMERCIAL · Chula Vista, CA
Top alternative use upside
Auto repair, garage
$16.6M
+35.9%
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
All 11 comparables with addresses
4 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$10.86M
Value range
$9.77M – $11.94M
±10% around blend
Estimated value / SF
$249 / SF
Confidence
High
11 county-verified comps
Property data
63
Market benchmarks
100
Comparable evidence
100
Income certainty
100
$9.77M
blend $10.86M
$11.94M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
43,605 SF
Lot area
3.42 ac
APN
619-222-57-00
Assessed value
$10,612,080
Annual tax
$124,197
3
Income approach: direct capitalization
Partial preview
Income approach indication
$9.88M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$10.70M
@ 6.5% CAP return
$9.88M
@ 7% CAP return
$9.18M
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Property tax
$124,197
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$7.44M
Weighted, 11 comps · high confidence
Evidence
11 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
9.0 mi away · 38,522 SF
11.6 mi away · 31,375 SF
11.9 mi away · 33,325 SF
14.9 mi away · 55,000 SF
16.1 mi away · 34,280 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$10.86M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 31 sales
$281
-11%
Submarket 89 sales
$336
-26%
County 2035 sales
$420
-41%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $249/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Auto Repair, Garage
Gross theoretical uplift
+36%
vs current-use indication
Retail Stores · current use
Office Building
Apartment House (5+ Units)
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Modeled
Market rent
Market benchmark
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 11 sales
NOI build-up · 9 steps
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
Selected market yield
5.90%
Selected cap rate for this retail space
Derived from the Chula Vista market rent, vacancy and expense benchmarks for this use type.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 5.90%
9.0%
NOI (est.)
$56k *
Last sale · Dec 2020
$10.00M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$945k
Move the market yield to see immediate price impact.
Value / SF
$22
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.40%5.90%6.40%
$50k
$930k
$851k
$784k
$56k
$1.03M
$945k
$872k
$61k
$1.14M
$1.04M
$959k
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
11 found
High confidence · county-verified
Closest comparable
$3.75M
8.2 mi · Sep 2025 · $73/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$124,197
Tax year 2024
Assessed value
$10,612,080
Assessed 2024
Previous assessed
$10,612,080
+0.0% YoY
Effective rate
1.17%
On assessed value
Assessed land
$5,306,040
Assessed improvement
$5,306,040
Applied tax rate
1.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
For Lease
Heating
NONE
Units
1
Total area
43,605 SF
Lot
3.42 ac (148,975 SF)
Zoning code
COMMERCIAL
APN
619-222-57-00
UPID
US09-6791506
Jurisdiction
SAN DIEGO
Zoning & alternative use
COMMERCIAL · Chula Vista, CAZoning COMMERCIAL · permitted uses
COMMERCIAL · Chula Vista, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Heating
NONE
Units
1
Lot
3.42 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
COMMERCIAL
Jurisdiction
Chula Vista, CA
Recorded code
COMMERCIAL
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for COMMERCIAL in Chula Vista, CA.
What opens after registration
Zoning profile
2 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 5 · 30 · 100 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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