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Property profile & analytics
OFF-MARKET
Estimated value
$2,240,000
Apartment buildings
840 Sinkler Way Vista, CA 92083-5261
Entity Owned
~
Est. High Equity
Property ID
US09-9668732
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1987
Total area
7,200 SF
Lot
0.55 ac (23,958 SF)
Zoning code
R-3:RESTRICTED MULTIPLE
APN
179-124-33-00
UPID
US09-9668732
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
$1.84M
Comparable Approach
Comparable
$2.62M
Blend (final)
Blend
$2.24M
Owner & transaction history
Tft Capital I LLC
Tft Capital I LLC
since 2025
Last sale
$2.3M
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
$3.4M
+44.2%
Auto repair, garage
$2.8M
+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%
$1,995,000
6.5%
$1,840,000
7%
$1,710,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$2,370,000
Current use
MEDICAL BUILDING
$3,415,000
Change: +44% · Conversion: Moderate
AUTO REPAIR, GARAGE
$2,750,000
Change: +16% · Conversion: Difficult
WAREHOUSE, STORAGE
$2,040,000
Change: -14% · Conversion: Difficult
RETAIL STORES
$2,020,000
Change: -15% · Conversion: Difficult
Blend value · Realmo final
$2.24M
Range $2.02M – $2.46M · ±10% · vs last sale $2.25M (Dec 16 2025)
Last sale anchor
$2.25M
Dec 16 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
$311 / 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
$20,088
Tax year 2024
Assessed value
$1,473,691
Assessed 2024
Previous assessed
$1,473,691
+0.0% YoY
Effective rate
1.36%
On assessed value
Assessed land
$535,886
Assessed improvement
$937,805
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
1987
Heating
NONE
Units
8
Bathrooms
8
Total area
7,200 SF
Lot
0.55 ac (23,958 SF)
Zoning code
R-3:RESTRICTED MULTIPLE
APN
179-124-33-00
UPID
US09-9668732
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
$2.4M
MEDICAL BUILDING
Est. value
$3.4M
AUTO REPAIR, GARAGE
Est. value
$2.8M
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
1987
Heating
NONE
Units
8
Bathrooms
8
Lot
0.55 ac
Current owner
From public records · entity-resolved
Tft Capital I LLC
Entity
Mailing address
PO BOX 50114, SAN DIEGO, CA 92165-0114
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
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 16, 2025
$2,250,000
Tft Capital I LLC
Maria Terry
Grant Deed
—
Jul 26, 2022
—
Maria Terry
—
Deed
related
$950,000 · East West Bank
May 6, 2022
—
Maria Terry
—
Deed
related
$250,000 · Southern California Mortgage Service
Sep 15, 2005
$1,100,000
Maria Terry
Abbinanti,joseph R
Grant Deed
$550,000 · Home Bank Of California
Apr 29, 2003
$880,000
Joseph R Abbbinati
Carter,tr
Grant Deed
$530,000 · Washington Mutual Fsb
Apr 18, 2002
$625,545
Paul F Carter
Kothera Trust
Grant Deed
$416,125 · Washington Mutual Fsb
Mar 15, 1995
—
Karel Etal Kothera
Kothera,karel
Quit Claim Deed
related
—
Mar 18, 1992
$5,000
Peter Plesnik
Gonzalez,mari L
Quit Claim Deed
related
—
—
—
Maria Terry
—
Deed Of Trust
related
$825,000 · East West Bank
—
—
P Carter
—
Deed Of Trust
related
$200,000 · Gurnes Trust
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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