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Property profile & analytics
OFF-MARKET
Estimated value
$10,555,000
Apartment buildings
415 Plymouth Dr 1 Vista, CA 92083-4823
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9703112
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1980
Total area
15,642 SF
Lot
0.74 ac (32,234 SF)
Zoning code
COMMERCIAL
APN
163-300-11-00
UPID
US09-9703112
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
-
Vista Terrace Apartment Homes Apartment Complex
-
Ezekiel's Tech Repair Computer & Electronic Repair Tech Support Center
-
Santa Maria California Cafe & Coffee Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$7.38M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$10.10M
Blend (final)
Blend
$10.56M
Owner & transaction history
Wilhelmina Property LLC · 4 yrs held
Wilhelmina Property LLC
since 2022
Last sale
$12.6M
7 recorded transactions
Zoning & alternative use
COMMERCIAL · Vista, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$14.1M
+173.8%
Restaurant
$10.3M
+99.2%
Medical building
$7.4M
+44.2%
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 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
$10,105,000
ML approach
$7,380,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$14,095,000
Change: +174% · Conversion: Difficult
RESTAURANT
$10,255,000
Change: +99% · Conversion: Difficult
MEDICAL BUILDING
$7,425,000
Change: +44% · Conversion: Moderate
Blend value · Realmo final
$10.56M
Range $9.50M – $11.61M · ±10% · vs last sale $12.60M (May 16 2022)
Last sale anchor
$12.60M
May 16 2022
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
$675 / 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
$79,358
Tax year 2024
Assessed value
$6,536,833
Assessed 2024
Previous assessed
$6,536,833
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$3,121,200
Assessed improvement
$3,415,633
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
1980
Heating
NONE
Units
17
Total area
15,642 SF
Lot
0.74 ac (32,234 SF)
Zoning code
COMMERCIAL
APN
163-300-11-00
UPID
US09-9703112
Jurisdiction
SAN DIEGO
Zoning & alternative use
COMMERCIAL · Vista, CA
Zoning COMMERCIAL · permitted uses
COMMERCIAL · 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
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$14.1M
RESTAURANT
Est. value
$10.3M
MEDICAL BUILDING
Est. value
$7.4M
NEIGHBORHOOD: SHOPPING CENTER
RESTAURANT
MEDICAL BUILDING
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
1980
Heating
NONE
Units
17
Lot
0.74 ac
Current owner
From public records · entity-resolved
Wilhelmina Property LLC
Entity
Mailing address
939 S CREEKVIEW LN, ANAHEIM, CA 92808-1444
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 16, 2022
$12,600,000
Wilhelmina Property LLC
Eugenia D Rios
Grant Deed
$8,110,000 · Homestreet Bank
Aug 23, 2019
$10,400,000
Eugenia D Rios
Palmyra Ave Group LLC
Grant Deed
$7,110,000 · Broadway Federal Bank Fsb
Jan 16, 2018
$8,595,000
Palmyra Ave Group LLC
Vista Group Partners LLC
Grant Deed
$6,000,000 · Luther Burbank Svgs
Mar 30, 2016
$6,700,000
Vista Group Partners LLC
Alden E Seifried
Grant Deed
$4,950,000 · Banc Of California NA
May 10, 2010
$4,225,000
Seifried,a E & C M Living Trust
Boultinghouse,brian & Diane
Grant Deed
$2,200,000 · Alliant Cap
Oct 31, 2008
—
Brian Boultinghouse
Meadowridge Apartments LP
Grant Deed
$3,075,000 · Washington Mutual Bank
Jun 2, 1999
$1,600,000
Sweetwater Springs Apartments
Nabi,nabeel & Salwa
Grant Deed
$1,230,900 · Quaker City Federal S & L
Apr 17, 1996
$955,000
Nabeel Nabi
Federal Home Loan Mtg Corp
Grant Deed
$620,750 · Quaker City Financial Corp
Aug 25, 1995
$900,000
Federal Home Loan Mtg Corp
Harriman,leo D & Joan O
Trustees Deed
related
—
Dec 8, 1989
$1,950,000
Harriman Leo D &
Corpanex INC
Grant Deed
$1,260,000 · Western Bank
Dec 8, 1989
$729,500
Corpanex INC
Arpple INC
Trustees Deed
related
—
—
—
Carolyn Kutzke
—
Deed Of Trust
related
$1,225,000 · Coast Federal Bank
—
—
Seifried,alden E & Carol M Trust
—
Loan Modification
related
$2,200,000 · Federal Nat'l Mtg Assn (fnma)
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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