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Property profile & analytics
OFF-MARKET
Estimated value
$10,015,000
Grocery and convenience stores
1150 Vis Way Vista, CA 92084-4612
Entity Owned
11-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9652129
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
1986
Total area
43,372 SF
Lot
4.3 ac (187,308 SF)
Zoning code
COMMERCIAL
APN
173-250-43-00
UPID
US09-9652129
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
-
Northgate Market Grocery & Convenience Store Specialty Food Shop
-
Recycling Center (cans & plastic bottles) Recycling Center Waste Management Facility
-
MoneyGram Bank Credit Union
-
Coinstar Kiosk | Bitcoin ATM Currency Exchange Service Atm
-
Wells Fargo ATM Atm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$10.48M
Comparable Approach
Comparable
$13.07M
Blend (final)
Blend
$10.02M
Owner & transaction history
Los Altos Xv LP · 11 yrs held
Los Altos Xv LP
since 2015
7 recorded transactions
Zoning & alternative use
COMMERCIAL · Vista, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$16.6M
+18.4%
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%
$11,355,000
6.5%
$10,480,000
7%
$9,735,000
Alternative Use
Use
Estimation
RETAIL STORES
$13,985,000
Current use
AUTO REPAIR, GARAGE
$16,560,000
Change: +18% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$12,380,000
Change: -11% · Conversion: Difficult
WAREHOUSE, STORAGE
$12,290,000
Change: -12% · Conversion: Difficult
Blend value · Realmo final
$10.02M
Range $9.01M – $11.02M · ±10%
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
$231 / 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
$153,508
Tax year 2024
Assessed value
$8,726,368
Assessed 2024
Previous assessed
$8,726,368
+0.0% YoY
Effective rate
1.76%
On assessed value
Assessed land
$2,647,600
Assessed improvement
$6,078,768
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
1986
Heating
NONE
Units
1
Total area
43,372 SF
Lot
4.3 ac (187,308 SF)
Zoning code
COMMERCIAL
APN
173-250-43-00
UPID
US09-9652129
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
RETAIL STORES Current
Est. value
$14.0M
AUTO REPAIR, GARAGE
Est. value
$16.6M
APARTMENT HOUSE (5+ UNITS)
Est. value
$12.4M
WAREHOUSE, STORAGE
Est. value
$12.3M
RETAIL STORES Current
AUTO REPAIR, GARAGE
APARTMENT HOUSE (5+ UNITS)
WAREHOUSE, STORAGE
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
1986
Heating
NONE
Units
1
Lot
4.3 ac
Current owner
From public records · entity-resolved
Los Altos Xv LP
Entity
Mailing address
1201 N MAGNOLIA AVE, ANAHEIM, CA 92801-2609
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2015
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
Dec 20, 2019
—
Los Altos Xv LP
—
Loan Modification
related
$5,915,000 · Pacific Premier Bk
Jan 16, 2015
$7,500,000
Los Altos Xv LP
Kc Holding Corporation
Grant Deed
$4,875,000 · Grandpoint Bank
Oct 27, 2011
—
Kc Holding Corp
—
Deed Of Trust
related
$3,900,000 · First Choice Bank
Dec 23, 2008
—
Kc Holding Corp
El Tigre INC
Grant Deed
—
Apr 25, 2007
—
El Tigre INC
Santa Fe Grocery INC
Grant Deed
—
Feb 14, 2003
—
Santa Fe Grocery INC
—
Deed Of Trust
related
$2,100,000 · Hanmi Bank
—
—
El Tigre INC
—
Deed Of Trust
related
$4,200,000 · Hanmi Bank
—
—
Santa Fe Grocery INC
—
Deed Of Trust
related
$1,492,000 · Hanmi Bank
—
—
Santa Fe Grocery INC
—
Deed Of Trust
related
$1,100,000 · Hanmi Bank
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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