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Property profile & analytics
OFF-MARKET
Estimated value
$3,000,000
Apartment buildings
2260 Watson Way Vista, CA 92083-7924
Individually Owned
2-yr Hold
~
Est. High Equity
Property ID
US09-6996206
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1985
Total area
6,726 SF
Lot
2.4 ac (104,544 SF)
Zoning code
R-3:RESTRICTED MULTIPLE
APN
217-021-06-00
UPID
US09-6996206
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Amity Foundation of California Charitable Organization Social Service Agency
-
Madison Haussmann Counselor
-
Amity Vista Ranch-Food Distribution Center Food Bank Charitable Organization
-
Deborah Snyder Counselor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.00M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.00M
Owner & transaction history
Epidaurus · 2 yrs held
Epidaurus
since 2024
Last sale
$3.0M
3 recorded transactions
Zoning & alternative use
R-3:RESTRICTED MULTIPLE · Vista, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$4.4M
+99.2%
Medical building
$3.2M
+44.2%
Auto repair, garage
$2.6M
+16.0%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Vista submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Vista submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
$3,000,000
ML approach
$3,000,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$2,215,000
Current use
RESTAURANT
$4,410,000
Change: +99% · Conversion: Difficult
MEDICAL BUILDING
$3,190,000
Change: +44% · Conversion: Moderate
AUTO REPAIR, GARAGE
$2,570,000
Change: +16% · Conversion: Difficult
WAREHOUSE, STORAGE
$1,905,000
Change: -14% · Conversion: Difficult
RETAIL STORES
$1,890,000
Change: -15% · Conversion: Difficult
Blend value · Realmo final
$3.00M
Range $2.70M – $3.30M · ±10% · vs last sale $3.00M (Jul 19 2024)
Last sale anchor
$3.00M
Jul 19 2024
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$446 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$30,918
Tax year 2024
Assessed value
$972,435
Assessed 2024
Previous assessed
$972,435
+0.0% YoY
Effective rate
3.18%
On assessed value
Assessed land
$595,286
Assessed improvement
$377,149
Applied tax rate
12.0000
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
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1985
Heating
NONE
Units
12
Bathrooms
13
Total area
6,726 SF
Lot
2.4 ac (104,544 SF)
Zoning code
R-3:RESTRICTED MULTIPLE
APN
217-021-06-00
UPID
US09-6996206
Jurisdiction
SAN DIEGO
Zoning & alternative use
R-3:RESTRICTED MULTIPLE · Vista, CA
Zoning R-3:RESTRICTED MULTIPLE · permitted uses
R-3:RESTRICTED MULTIPLE · Vista, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Vista. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$2.2M
RESTAURANT
Est. value
$4.4M
MEDICAL BUILDING
Est. value
$3.2M
AUTO REPAIR, GARAGE
Est. value
$2.6M
WAREHOUSE, STORAGE
Est. value
$1.9M
RETAIL STORES
Est. value
$1.9M
APARTMENT HOUSE (5+ UNITS) Current
RESTAURANT
MEDICAL BUILDING
AUTO REPAIR, GARAGE
WAREHOUSE, STORAGE
RETAIL STORES
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1985
Heating
NONE
Units
12
Bathrooms
13
Lot
2.4 ac
Current owner
From public records · entity-resolved
Epidaurus
Individual
Mailing address
101 PO BOX 3043RD DR, TUCSON, AZ 85702-3043
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 19, 2024
$3,000,000
Epidaurus
Eric D Hooper
Grant Deed
$1,950,000 · East West Bank
Jan 11, 1996
—
Virginia J Etal Babbitt
Babbitt,virginia J
Quit Claim Deed
related
—
—
—
Virginia J Babbitt
—
Deed Of Trust
related
$240,000 · California Community Bank
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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