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    Residential Lot in Helix Vista Title is generated by Realmo AI

    Grandview, La Mesa, CA 91941

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    Claim this Listing
    New
    For Sale
    $299,900

    LAND - La Mesa, CA

    Lot size:
    0.40 Acres
    Added:
    May 21, 2026
    Days on Market:
    2
    Last Refresh:
    May 22 at 2:06 pm

    Property Features for Grandview

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    R-1:SINGLE
    Exterior features
    Irregular Lot, Public Street, Street Paved
    Standard status
    Active
    APN
    495-401-20-00
    Lot size
    0.40 Acres

    We can help!

    Listing Contact
    Steven J Rotsart Jr
    Steven J Rotsart Jr

    Listing agent Steven J Rotsart Jr License #01254025

    Listing office Coldwell Banker Realty 9332 Fuerte Dr, La Mesa, CA

    Listing date May 21, 2026

    MLS# 260012387 Listing URL

    Copyright © 2026 San Diego MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Sweeping panoramic views of city lights and the Mt. Helix cross.
    • Located in the prestigious Helix Vista Estates, a coveted hillside community.
    • Opportunity to build a custom multi‑level estate with terraced outdoor living.
    • Substantial 0.4‑acre lot zoned R‑1 with potential for a pool, ADU, or detached garage.
    • Surrounded by high‑end custom homes, validating the investment.
    • Convenient access to schools, La Mesa Village, SR‑94, I‑8, and SR‑125.

    Overview

    Located in the Helix Vista Estates subdivision, this 17,266 square foot residential lot on Grandview Drive presents an opportunity to build a custom home in Mt. Helix - La Mesa. The property is offered as a motivated trust sale. The lot's elevated position provides views of city lights and the Mt. Helix cross. The topography supports a multi-level custom estate with terraced outdoor living and floor-to-ceiling glass. The surrounding properties are high-end custom homes. Zoned R-1 (Single-Family Residential), the 0.4-acre parcel allows for a meaningful footprint with room for a pool, ADU consideration, detached garage, or outdoor entertaining. The gently sloping terrain creates natural building pads and design opportunities. Utilities are available in the area. Access is via Grandview Drive. Nearby schools include Glen E. Murdock Elementary (0.4 mi), Spring Valley Middle School (0.9 mi), and Grossmont High School (1.3 mi). La Mesa Village is approximately 10 minutes away. The property offers access to SR-94, I-8, and SR-125.
    Property Profile Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Map

    City
    La Mesa
    County
    San Diego
    State
    California
    Longitude
    -116.9923311
    Latitude
    32.7623608

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    FAQs

    What type of property is this?
    Residential land & home lot - Residential lot with panoramic views in Mt. Helix - La Mesa.
    Where is this residential land & home lot located?
    The property is located at Grandview La Mesa, CA.
    What is the asking price?
    The asking price for this property is $299,900.
    What are key features of this property?
    This property features: Sweeping panoramic views of city lights and the Mt. Helix cross.; Located in the prestigious Helix Vista Estates, a coveted hillside community.; Opportunity to build a custom multi‑level estate with terraced outdoor living.
    (619) 461-5800
    We can help!
    Listing Contact
    Steven J Rotsart Jr
    Steven J Rotsart Jr
    Real Estate License ID: 01254025
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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