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Property profile & analytics
FOR SALE
Apartment buildings
628 W California Ave Vista, CA 92083
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9660438
$8,400,000
628 W California Ave, Vista, CA 92083
View Listing →
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1980
Total area
18,195 SF
Lot
1.43 ac (62,290 SF)
Zoning code
COMMERCIAL
APN
163-420-01-00
UPID
US09-9660438
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
-
The Grand at Vista Village Apartments Apartment Building Apartment Complex
-
Glover Roll Off Dumpsters Waste Management Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$5.68M
CAP Approach
CAP
$4.65M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$5.93M
Owner & transaction history
Sp 74 Aw California Owner LLC · 3 yrs held
Sp 74 Aw California Owner LLC
since 2022
Last sale
$6.9M
7 recorded transactions
Zoning & alternative use
COMMERCIAL · Vista, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$8.6M
+44.2%
Auto repair, garage
$6.9M
+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
$5,535,000
ML approach
$5,675,000
CAP Approach
CAP Return
Estimation
6%
$5,040,000
6.5%
$4,650,000
7%
$4,320,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$5,990,000
Current use
MEDICAL BUILDING
$8,635,000
Change: +44% · Conversion: Moderate
AUTO REPAIR, GARAGE
$6,945,000
Change: +16% · Conversion: Difficult
WAREHOUSE, STORAGE
$5,155,000
Change: -14% · Conversion: Difficult
RETAIL STORES
$5,110,000
Change: -15% · Conversion: Difficult
Blend value · Realmo final
$5.93M
Range $5.34M – $6.52M · ±10% · vs last sale $6.90M (Nov 3 2022)
Last sale anchor
$6.90M
Nov 3 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
$326 / 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
$87,528
Tax year 2024
Assessed value
$7,015,560
Assessed 2024
Previous assessed
$7,015,560
+0.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$3,060,000
Assessed improvement
$3,955,560
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
For Sale
Year built
1980
Heating
NONE
Units
22
Total area
18,195 SF
Lot
1.43 ac (62,290 SF)
Zoning code
COMMERCIAL
APN
163-420-01-00
UPID
US09-9660438
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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$6.0M
MEDICAL BUILDING
Est. value
$8.6M
AUTO REPAIR, GARAGE
Est. value
$6.9M
WAREHOUSE, STORAGE
Est. value
$5.2M
RETAIL STORES
Est. value
$5.1M
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
1980
Heating
NONE
Units
22
Lot
1.43 ac
Current owner
From public records · entity-resolved
Sp 74 Aw California Owner LLC
Entity
Mailing address
669 2ND ST, ENCINITAS, CA 92024-3507
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 3, 2022
$6,900,000
Sp 74 Aw California Owner LLC
Cazador W California Ave LLC
Grant Deed
$5,000,000 · Zb NA
Sep 25, 2020
$5,400,000
Cazador W California Ave LLC
628 California LLC
Grant Deed
$3,315,000 · Luther Burbank Savings
Feb 5, 2019
$4,750,000
628 California LLC
Las Brisas Partners LLC
Grant Deed
$3,200,000 · Umpqua Bank
Jun 28, 2018
—
Las Brisas Partners LLC
—
Deed
related
$2,700,000 · Umpqua Bank
Jun 6, 2017
$3,686,000
Las Brisas Partners LLC
Len Carroll LLC
Grant Deed
$2,780,000 · Evertrust Bank
Apr 25, 2016
$3,300,000
Len Carroll LLC
Veck Investment Properties LLC
Grant Deed
$2,145,000 · Greystone Svcg
Nov 9, 2015
$3,250,000
Veck Investment Properties LLC
James D Knox
Grant Deed
$600,000 · Sunwest Bank
Feb 12, 1991
$19,500
James D Knox
C F C INC
Grant Deed
related
—
—
—
Knox,tr
—
Deed Of Trust
related
$1,450,000 · Luther Burbank 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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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