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Property profile & analytics
OFF-MARKET
Estimated value
$900,000
Apartment buildings
268 Church Ave 70, Chula Vista, CA 91910-2709
Individually Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7696856
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1951
Total area
3,248 SF
Lot
0.14 ac (5,920 SF)
Zoning code
COMMERCIAL
APN
568-161-22-00
UPID
US09-7696856
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$900k
CAP Approach
CAP
$800k
Comparable Approach
Comparable
$1.25M
Blend (final)
Blend
$900k
Owner & transaction history
Per Johansson · 1 yrs held
Per Johansson
since 2024
Last sale
$900,000
7 recorded transactions
Zoning & alternative use
COMMERCIAL · Chula Vista, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$1.3M
+43.6%
Auto repair, garage
$1.2M
+36.5%
Retail stores
$1.2M
+35.2%
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
$900,000
ML approach
$900,000
CAP Approach
CAP Return
Estimation
6%
$865,000
6.5%
$800,000
7%
$740,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$910,000
Current use
MEDICAL BUILDING
$1,305,000
Change: +44% · Conversion: Moderate
AUTO REPAIR, GARAGE
$1,240,000
Change: +36% · Conversion: Difficult
RETAIL STORES
$1,230,000
Change: +35% · Conversion: Difficult
OFFICE BUILDING
$910,000
Change: +0% · Conversion: Moderate
WAREHOUSE, STORAGE
$730,000
Change: -20% · Conversion: Difficult
Blend value · Realmo final
$900k
Range $810k – $990k · ±10% · vs last sale $900k (Jul 24 2024)
Last sale anchor
$900k
Jul 24 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
$277 / 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
$19,067
Tax year 2024
Assessed value
$1,560,600
Assessed 2024
Previous assessed
$1,560,600
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$936,360
Assessed improvement
$624,240
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1951
Heating
NONE
Units
6
Bathrooms
8
Total area
3,248 SF
Lot
0.14 ac (5,920 SF)
Zoning code
COMMERCIAL
APN
568-161-22-00
UPID
US09-7696856
Jurisdiction
SAN DIEGO
Zoning & alternative use
COMMERCIAL · Chula Vista, CA
Zoning COMMERCIAL · permitted uses
COMMERCIAL · 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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$910,000
MEDICAL BUILDING
Est. value
$1.3M
AUTO REPAIR, GARAGE
Est. value
$1.2M
RETAIL STORES
Est. value
$1.2M
OFFICE BUILDING
Est. value
$910,000
WAREHOUSE, STORAGE
Est. value
$730,000
APARTMENT HOUSE (5+ UNITS) Current
MEDICAL BUILDING
AUTO REPAIR, GARAGE
RETAIL STORES
OFFICE BUILDING
WAREHOUSE, STORAGE
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
1951
Heating
NONE
Units
6
Bathrooms
8
Lot
0.14 ac
Current owner
From public records · entity-resolved
Per Johansson
Individual
Mailing address
881 THOMAS AVE APT #23, SAN DIEGO, CA 92109-3952
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 24, 2024
—
Per Johansson
Per Johansson
Intrafamily Transfer
related
—
Mar 30, 2022
$900,000
Per Johansson
Vcr La Jolla LLC
Grant Deed
$675,000 · Vcr La Jolla LLC
Oct 16, 2017
—
Vcr La Jolla LLC
Rich Trust
Quit Claim Deed
—
Jul 30, 2015
—
Rich,christy W & Vivian C Trust
Rich Christy W & V C Trust
Quit Claim Deed
related
—
Apr 24, 2015
—
Rich,vivian C Tr
Rich Christy W
Affidavit Of Death
related
—
Oct 26, 2007
—
Rich C W & V C Family Trust
Rich,christy W & Vivian C
Quit Claim Deed
related
—
Oct 25, 2007
—
Christy Wayne Rich
Christy Wayne Rich
Intrafamily Transfer
related
$422,500 · Washington Mutual Bank
Apr 1, 2004
$675,000
Rich,tr
Ward,malcolm D Tr
Grant Deed
$430,000 · Mission FCU
Nov 15, 1994
—
Malcolm D Ward
Ward,malcolm D
Quit Claim Deed
related
—
—
—
Rich,christy W & Vivian C Trust
—
Deed Of Trust
related
$105,000 · Aurora Morales
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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