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Property profile & analytics
OFF-MARKET
Estimated value
$2,535,000
Apartment buildings
468 Los Angeles Dr 72 Vista, CA 92083-3569
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-9658439
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1980
Total area
9,456 SF
Lot
0.67 ac (29,185 SF)
Zoning code
R-2:MINOR MULTIPLE
APN
163-410-04-00
UPID
US09-9658439
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
by Request
CAP Approach
CAP
$2.42M
Comparable Approach
Comparable
$3.33M
Blend (final)
Blend
$2.54M
Owner & transaction history
Vista 468 LLC
Vista 468 LLC
since 2025
Last sale
$2.2M
7 recorded transactions
Zoning & alternative use
R-2:MINOR MULTIPLE · Vista, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$3.6M
+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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$2,620,000
6.5%
$2,415,000
7%
$2,245,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$3,110,000
Current use
AUTO REPAIR, GARAGE
$3,610,000
Change: +16% · Conversion: Difficult
WAREHOUSE, STORAGE
$2,680,000
Change: -14% · Conversion: Difficult
RETAIL STORES
$2,655,000
Change: -15% · Conversion: Difficult
Blend value · Realmo final
$2.54M
Range $2.28M – $2.79M · ±10% · vs last sale $2.20M (Jul 28 2025)
Last sale anchor
$2.20M
Jul 28 2025
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
$268 / 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
$26,126
Tax year 2024
Assessed value
$1,872,720
Assessed 2024
Previous assessed
$1,872,720
+0.0% YoY
Effective rate
1.40%
On assessed value
Assessed land
$1,248,480
Assessed improvement
$624,240
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
11
Bathrooms
11
Total area
9,456 SF
Lot
0.67 ac (29,185 SF)
Zoning code
R-2:MINOR MULTIPLE
APN
163-410-04-00
UPID
US09-9658439
Jurisdiction
SAN DIEGO
Zoning & alternative use
R-2:MINOR MULTIPLE · Vista, CA
Zoning R-2:MINOR MULTIPLE · permitted uses
R-2:MINOR 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
$3.1M
AUTO REPAIR, GARAGE
Est. value
$3.6M
WAREHOUSE, STORAGE
Est. value
$2.7M
RETAIL STORES
Est. value
$2.7M
APARTMENT HOUSE (5+ UNITS) Current
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
1980
Heating
NONE
Units
11
Bathrooms
11
Lot
0.67 ac
Current owner
From public records · entity-resolved
Vista 468 LLC
Entity
Mailing address
6170 INNOVATION WAYO-8, CARLSBAD, CA 92009-1728
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 28, 2025
$2,200,000
Vista 468 LLC
Pacific Coast Holdings LLC
Grant Deed
$2,004,000 · First Pacific Bank
Nov 16, 2021
$4,600,000
Pacific Coast Holdings LLC
Solutions East Vista Way LP
Grant Deed
$2,990,000 · Silvergate Bank
Apr 12, 2019
$2,200,000
Solutions East Vista Way LP
468-472 W Los Angeles Dr LLC
Grant Deed
—
Mar 14, 2006
—
468-472 W Los Angeles Dr LLC
Scott Family Trust
Grant Deed
—
Aug 31, 1989
$555,000
David M Scott
Restrepo Dario
Grant Deed
$388,500 · First Federal Savings & Loan
—
—
468-472 W Los Angeles Dr LLC
—
Deed Of Trust
related
—
—
—
468-472 W Los Angeles Dr LLC
—
Deed Of Trust
related
$550,000 · First California 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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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