801 Vista Way W Vista, CA 92083

This 0.87-acre corner development site is located on the north side of Hwy 78, just west of the Melrose Dr exit in Vista. The C-1 zoned parcel offers high visibility with approximately 135,000+ daily vehicles on Hwy 78 and 10,000+ on W Vista Way (2025 TrafficMetrix projections). Currently, the property includes two income-producing residential units: a 3-bedroom, 2-bathroom house projected to generate $2,500 per month, and a 2-bedroom, 1-bathroom unit projected to generate $1,800–$2,500 per month, plus a storage unit ($1,500 per month), delivering estimated gross monthly income of $5,800–$7,200. The topography is flat to gently sloping with mature trees, and the property benefits from corner positioning with frontage on W Vista Way. The C-1 Neighborhood Commercial zoning permits retail, services, offices, and conditional uses such as drive-thrus or public facilities. The City of Vista's Vista 2050 General Plan Update, currently in the draft stage, introduces potential Mixed Use Corridor (MU-C) designations in select areas, including major corridors, to support multi-family residential above ground-floor commercial. This could enable mixed-use projects that capitalize on commuter traffic, nearby residential growth, and surrounding commercial uses such as auto services, retail, and hospitality. The annual taxes are approximately $2,428.