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Property profile & analytics
OFF-MARKET
Estimated value
$4,735,000
Warehouses
2381 Boswell Rd, Chula Vista, CA 91914-3509
Individually Owned
4-yr Hold
~
Est. High Equity
Property ID
US09-6747463
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1989
Total area
14,811 SF
Lot
1.64 ac (71,438 SF)
Zoning code
INDUSTRIAL (M ZONE)
APN
595-231-22-00
UPID
US09-6747463
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
-
Kre8 Fitness Gym & Fitness Center
-
Maxim Athletic Training Chula Vista Gym & Fitness Center
-
Body Contouring by Angel's Spa & Massage Center
-
Mad Performance Gym & Fitness Center
-
San Diego Aircraft Interiors Corporate Office Factory
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$5.56M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$5.52M
Blend (final)
Blend
$4.74M
Owner & transaction history
Juan Carlos Vazquez · 4 yrs held
Juan Carlos Vazquez
since 2021
Last sale
$4.5M
7 recorded transactions
Zoning & alternative use
INDUSTRIAL (M ZONE) · Chula Vista, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$6.0M
+79.1%
Auto repair, garage
$5.7M
+70.2%
Retail stores
$5.0M
+49.9%
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 Chula Vista submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Chula 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
$5,520,000
ML approach
$5,555,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$3,320,000
Current use
MEDICAL BUILDING
$5,950,000
Change: +79% · Conversion: Difficult
AUTO REPAIR, GARAGE
$5,655,000
Change: +70% · Conversion: Easy
RETAIL STORES
$4,980,000
Change: +50% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$4,010,000
Change: +21% · Conversion: Difficult
Blend value · Realmo final
$4.74M
Range $4.26M – $5.21M · ±10% · vs last sale $4.50M (Nov 4 2021)
Last sale anchor
$4.50M
Nov 4 2021
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
$320 / 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
$54,943
Tax year 2024
Assessed value
$4,681,800
Assessed 2024
Previous assessed
$4,681,800
+0.0% YoY
Effective rate
1.17%
On assessed value
Assessed land
$2,601,000
Assessed improvement
$2,080,800
Applied tax rate
1.0000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1989
Heating
NONE
Units
1
Total area
14,811 SF
Lot
1.64 ac (71,438 SF)
Zoning code
INDUSTRIAL (M ZONE)
APN
595-231-22-00
UPID
US09-6747463
Jurisdiction
SAN DIEGO
Zoning & alternative use
INDUSTRIAL (M ZONE) · Chula Vista, CA
Zoning INDUSTRIAL (M ZONE) · permitted uses
INDUSTRIAL (M ZONE) · Chula Vista, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Chula Vista. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$3.3M
MEDICAL BUILDING
Est. value
$6.0M
AUTO REPAIR, GARAGE
Est. value
$5.7M
RETAIL STORES
Est. value
$5.0M
APARTMENT HOUSE (5+ UNITS)
Est. value
$4.0M
WAREHOUSE, STORAGE Current
MEDICAL BUILDING
AUTO REPAIR, GARAGE
RETAIL STORES
APARTMENT HOUSE (5+ UNITS)
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
1989
Heating
NONE
Units
1
Lot
1.64 ac
Current owner
From public records · entity-resolved
Juan Carlos Vazquez
Individual
Mailing address
2381 BOSWELL RD, CHULA VISTA, CA 91914-3509
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
19 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 4, 2021
$4,500,000
Juan Carlos Vazquez
Carrillo Commercial Properties LLC
Grant Deed
$4,050,000 · Carrillo Commercial Properties LLC
Nov 4, 2021
—
Juan Carlos Vazquez
Angela Guadalupe Calderon Vazquez
Intrafamily Transfer
related
—
Jan 30, 2019
$4,175,000
Carrillo Coml Prop LLC
Nsy Family Trust
Grant Deed
—
Feb 24, 2017
$3,100,000
Nsy Family Trust
Boswell Road Holdings LLC
Grant Deed
—
Oct 23, 2013
$1,750,000
Boswell Road Holdings LLC
Cruz S Arguinzoni
Grant Deed
$1,870,000 · Wells Fargo Bank NA
May 28, 2009
—
Arguinzoni Living Trust
Arguinzoni,cruz S & Juliet D
Quit Claim Deed
related
—
Jul 30, 2008
$2,300,000
Cruz S Arguinzoni
Forral,j E
Quit Claim Deed
related
$700,000 · Pacific Premier Bank
Feb 14, 2007
—
Joel Forral
—
Trustees Deed
related
$100,000 · Sandstede Family Trust
Feb 2, 2006
—
Walden Family
Walden Family Trust
Quit Claim Deed
related
—
Jan 20, 2006
—
Walden Family Trust
Walden,david & Annabel
Quit Claim Deed
related
—
Jul 11, 2002
$1,250,000
David Walden
Link-com INC
Grant Deed
—
Oct 3, 2001
$568,493
Link-com INC
Logo Gear INC
Trustees Deed
—
Nov 13, 2000
$1,425,000
Logo Gear INC
Link-com INC
Grant Deed
$525,000 · Seller
Sep 30, 1988
$900,000
Link Com INC
Eastlake Dev Co
Trustees Deed
—
—
—
Link-com INC
—
Deed Of Trust
related
$57,171 · Harry Olson
—
—
Link Com INC
—
Deed Of Trust
related
—
—
—
Link Com INC
—
Deed Of Trust
related
$382,000 · San Diego County (ca)
—
—
Link-com INC
—
Deed Of Trust
related
$325,000 · Warwick Investments LP
—
—
Link-com INC
—
Deed Of Trust
related
$375,000 · Hallmark Communities INC Ppp
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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