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Property profile & analytics
OFF-MARKET
Estimated value
$1,205,000
Apartment buildings
522 California Ave A Vista, CA 92083-3548
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-9658460
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1983
Total area
5,021 SF
Lot
0.44 ac (19,296 SF)
Zoning code
R-2:MINOR MULTIPLE
APN
163-420-11-00
UPID
US09-9658460
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
$1.29M
Comparable Approach
Comparable
$1.35M
Blend (final)
Blend
$1.21M
Owner & transaction history
Objectif Lune LLC
Objectif Lune LLC
since 2025
Last sale
$1.1M
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
$1.9M
+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%
$1,390,000
6.5%
$1,285,000
7%
$1,190,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$1,655,000
Current use
AUTO REPAIR, GARAGE
$1,915,000
Change: +16% · Conversion: Difficult
WAREHOUSE, STORAGE
$1,425,000
Change: -14% · Conversion: Difficult
RETAIL STORES
$1,410,000
Change: -15% · Conversion: Difficult
Blend value · Realmo final
$1.21M
Range $1.08M – $1.33M · ±10% · vs last sale $1.10M (Dec 24 2025)
Last sale anchor
$1.10M
Dec 24 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
$240 / 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
$10,793
Tax year 2024
Assessed value
$756,524
Assessed 2024
Previous assessed
$756,524
+0.0% YoY
Effective rate
1.43%
On assessed value
Assessed land
$335,848
Assessed improvement
$420,676
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
1983
Heating
NONE
Units
5
Bathrooms
8
Total area
5,021 SF
Lot
0.44 ac (19,296 SF)
Zoning code
R-2:MINOR MULTIPLE
APN
163-420-11-00
UPID
US09-9658460
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
$1.7M
AUTO REPAIR, GARAGE
Est. value
$1.9M
WAREHOUSE, STORAGE
Est. value
$1.4M
RETAIL STORES
Est. value
$1.4M
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
1983
Heating
NONE
Units
5
Bathrooms
8
Lot
0.44 ac
Current owner
From public records · entity-resolved
Objectif Lune LLC
Entity
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
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 24, 2025
$1,095,000
Objectif Lune LLC
522 W California Avenue LLC
Grant Deed
$1,730,000 · Islb Trust
Dec 24, 2025
—
Kathleen Hargis
Richard S Hargis
Deed
related
—
Apr 11, 2023
—
522 W California Avenue LLC
Kathleen Hargis
Quit Claim Deed
related
—
Dec 7, 2022
—
Kathleen Hargis
Kathleen Hargis
Intrafamily Transfer
related
—
Oct 15, 2020
—
Joe & Violet Bozanich Li Trust
Violet Bozanich
Affidavit Of Death
related
—
Dec 29, 2017
—
Josip Bozanich
Joe & Violet Bozanich LLC
Quit Claim Deed
related
—
Mar 9, 2010
—
Joe Bozanich
Bozanich Family Trust
Quit Claim Deed
related
—
Dec 31, 1998
$245,000
Bozanich Trust
Velastegui Trust
Grant Deed
—
Mar 31, 1997
$205,000
Marco Velastegui
Hawthorne Savings Bank Fsb
Grant Deed
$105,000 · Hawthorne Fin'l Corp
Oct 2, 1995
$220,000
Hawthorne Savings Bank Fsb
Minicilli,giacomo & Mary
Trustees Deed
related
—
Aug 22, 1990
—
Minicilli Giacom
—
Grant Deed
related
$180,000 · Rancho Vista National Bank
Feb 7, 1990
$150,000
Minicilli Giacom
Murphy Howard F
Grant Deed
—
—
—
Giacom Minicilli
—
Deed Of Trust
related
$259,000 · Hawthorne Savings & Loan
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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