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Property profile & analytics
OFF-MARKET
Estimated value
$2,150,000
Apartment buildings
311 Emerald Dr Vista, CA 92083-6192
Individually Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9647254
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1964
Total area
7,010 SF
Lot
0.71 ac (30,985 SF)
Zoning code
R-3:RESTRICTED MULTIPLE
APN
166-090-21-00
UPID
US09-9647254
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
$2.15M
CAP Approach
CAP
$1.79M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.15M
Owner & transaction history
George G Awad · 2 yrs held
George G Awad
since 2024
Last sale
$2.2M
7 recorded transactions
Zoning & alternative use
R-3:RESTRICTED MULTIPLE · Vista, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$3.3M
+44.2%
Auto repair, garage
$2.7M
+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
$2,150,000
ML approach
$2,150,000
CAP Approach
CAP Return
Estimation
6%
$1,940,000
6.5%
$1,790,000
7%
$1,665,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$2,305,000
Current use
MEDICAL BUILDING
$3,325,000
Change: +44% · Conversion: Moderate
AUTO REPAIR, GARAGE
$2,675,000
Change: +16% · Conversion: Difficult
WAREHOUSE, STORAGE
$1,985,000
Change: -14% · Conversion: Difficult
RETAIL STORES
$1,970,000
Change: -15% · Conversion: Difficult
Blend value · Realmo final
$2.15M
Range $1.94M – $2.37M · ±10% · vs last sale $2.15M (Mar 6 2024)
Last sale anchor
$2.15M
Mar 6 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
$307 / 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
$29,475
Tax year 2024
Assessed value
$2,325,600
Assessed 2024
Previous assessed
$2,325,600
+0.0% YoY
Effective rate
1.27%
On assessed value
Assessed land
$1,530,000
Assessed improvement
$795,600
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
1964
Heating
NONE
Units
8
Total area
7,010 SF
Lot
0.71 ac (30,985 SF)
Zoning code
R-3:RESTRICTED MULTIPLE
APN
166-090-21-00
UPID
US09-9647254
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
$2.3M
MEDICAL BUILDING
Est. value
$3.3M
AUTO REPAIR, GARAGE
Est. value
$2.7M
WAREHOUSE, STORAGE
Est. value
$2.0M
RETAIL STORES
Est. value
$2.0M
APARTMENT HOUSE (5+ UNITS) Current
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
1964
Heating
NONE
Units
8
Lot
0.71 ac
Current owner
From public records · entity-resolved
George G Awad
Individual
Mailing address
5480 CARLSBAD BLVD, CARLSBAD, CA 92008-4416
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 6, 2024
$2,150,000
George G Awad
311 Emerald LLC
Grant Deed
$750,000 · The Lusky Family Trust
Mar 6, 2024
—
Linda M Costa
Michael Costa
Intrafamily Transfer
related
—
Aug 29, 2023
—
311 Emerald LLC
Shirley Snyder
Grant Deed
—
Apr 11, 2023
—
Shirley Snyder
Susan Watchorn
Grant Deed
—
Feb 14, 2023
—
Susan Watchorn
Susan Watchorn
Intrafamily Transfer
related
—
Sep 11, 2008
—
Watchorn Family Trust
Watchorn Family Trust
Quit Claim Deed
related
—
Mar 2, 1998
—
Virginia M Etal Watchorn
Bank Of America,
Quit Claim Deed
related
—
May 5, 1995
—
Bank Of America Etal
Watchorn,virginia M Etal
Grant Deed
related
—
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.
Try Rey
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