Downtown Infill Commercial
For Sale
Contact for pricing
636 S Santa Fe Ave, Vista, CA 92084
Vista’s Downtown Specific Plan encourages mixed-use, residential, retail, office, and entertainment development.
Property Size5,464 SF
Price / SF$258.42
Days on Market56
Property Features for 636 S Santa Fe Ave
General Information
Standard status
Active
Size
5,464 SF
Property subtype
Retail
Lease Type
NNN
Net Operating Income
$77,640
Building Details
Tenancy
Single
Listing Agency:
BRT Real Estate
Listed By:
Brandon Trevellyan · License #CA 01750760
Source:
Crexi
Added: Jul 27
Changed: Sep 12
Last Checked: Sep 20 at 6:06AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of BRT Real Estate
Investment Insights
Based on property information with market context.
This commercial land is located within the Paseo Santa Fe Redevelopment Zone and the City of Vista’s Downtown Specific Plan. The planning framework is intended to support urban infill growth with flexible zoning, increased residential density, and streamlined development standards.
The plan emphasizes a pedestrian-oriented downtown environment with restaurants, retail, live-work spaces, cultural amenities, and public gathering areas. The property is positioned within a district planned for a combination of residential, commercial, office, and entertainment uses, along with continued public investment and streetscape improvements.
The plan emphasizes a pedestrian-oriented downtown environment with restaurants, retail, live-work spaces, cultural amenities, and public gathering areas. The property is positioned within a district planned for a combination of residential, commercial, office, and entertainment uses, along with continued public investment and streetscape improvements.
Key Highlights
- Located within the Paseo Santa Fe Redevelopment Zone
- Part of the City of Vista’s Downtown Specific Plan
- Planning framework encourages flexible zoning and higher residential densities
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$118,003
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
8.36%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$2,360,060
$2.4M
Cap Rate 7%
$1,685,757
$1.7M
Cap Rate 9%
$1,311,144
$1.3M
Market Conditions
NOI Build-Up for 5,464 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$220.3K $40.32/SF
− Vacancy
−$31.5K −$5.77/SF
EGI
$188.8K $34.55/SF
− OpEx
−$70.8K −$12.96/SF
NOI
$118.0K $21.60/SF
Area
San Diego County, CA
Vacancy
14.30%
Lease Rate
$40.32 /SF/Yr
Expense Ratio
37.50%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$2,360,060
Cap Rate 7%
$1,685,757
Cap Rate 9%
$1,311,144
Alternative Uses
Best Use
Mixed Use
$1.69M
$1.48M – $1.97M
NOI $118,003 @ 7.0% cap · market cap 8.36%
Second Best
Retail
$1.23M
$1.07M – $1.43M
NOI $85,829 @ 7.0% cap · market cap 6.08%
Theoretical Best
Office A
$2.50M
$2.19M – $2.92M
NOI $175,240 @ 7.0% cap · market cap 12.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,428
Businesses Nearby
120k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 51%
Dining 40%
Home Improvements & Furnishings 9%
McDonald's
Dining
22,433 visits/mo
0.2 miles
Starbucks
Dining
13,824 visits/mo
0.4 miles
Wells Fargo
Shops & Services
13,779 visits/mo
0.2 miles
Bank of America
Shops & Services
12,761 visits/mo
0.3 miles
76
Shops & Services
11,322 visits/mo
0.2 miles
Demographics for 92084, CA
49,941
Population
15,712
Households
3.2
Avg Household Size
37
Median Age
27%
College-Educated
83%
High-School Grad
28.3 sq mi
ZIP Area
1,765
Density / Sq Mi
$97,410
Median Household Income
$42,000
Median Earnings
$1,936
Median Rent
$745,800
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Retail in West region
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Frequently Asked Questions
What type of property is this?
Commercial land - Vista’s Downtown Specific Plan encourages mixed-use, residential, retail, office, and entertainment development.
Where is this commercial land located?
The property is located at 636 S Santa Fe Ave Vista, CA.
What is the asking price?
The asking price for this property is $1,412,000.
What are key features of this property?
This property features: Located within the Paseo Santa Fe Redevelopment Zone; Part of the City of Vista’s Downtown Specific Plan; Planning framework encourages flexible zoning and higher residential densities
