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Property profile & analytics
OFF-MARKET
Estimated value
$2,010,000
Grocery and convenience stores
1400 Vis Way Vista, CA 92084
Entity Owned
6-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9988832
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
2019
Total area
26,619 SF
Lot
2.24 ac (97,574 SF)
Zoning code
COMMERCIAL
APN
173-050-32-00
UPID
US09-9988832
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
-
Sprouts Farmers Market Grocery & Convenience Store Food Market
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.15M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.01M
Owner & transaction history
JR Investments LLC · 6 yrs held
JR Investments LLC
since 2020
Last sale
$1.8M
7 recorded transactions
Zoning & alternative use
COMMERCIAL · Vista, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
$2,295,000
ML approach
$2,150,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$2.01M
Range $1.81M – $2.21M · ±10% · vs last sale $1.80M (Jun 3 2020)
Last sale anchor
$1.80M
Jun 3 2020
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
$76 / 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
$133,907
Tax year 2024
Assessed value
$12,115,882
Assessed 2024
Previous assessed
$12,115,882
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$4,074,367
Assessed improvement
$8,041,515
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
2019
Heating
NONE
Units
1
Total area
26,619 SF
Lot
2.24 ac (97,574 SF)
Zoning code
COMMERCIAL
APN
173-050-32-00
UPID
US09-9988832
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.
Building & site characteristics
From public records
Year built
2019
Heating
NONE
Units
1
Lot
2.24 ac
Current owner
From public records · entity-resolved
JR Investments LLC
Entity
Mailing address
11111 SANTA MONICA BLVD STE #520, LOS ANGELES, CA 90025-3338
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
17 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 3, 2020
$11,300,000
JR Investments LLC
Rjr Vacaville LLC
Grant Deed
$6,200,000 · Bank Of Hope
Mar 6, 2020
—
Rjr Vacaville LLC
—
Deed
related
$5,700,000 · Bank Of Hope
Mar 1, 2019
—
Rjr Vacaville LLC
—
Loan Modification
related
$5,780,000 · Pacific Premier Bk
Mar 8, 2018
—
Rjr Vacaville LLC
—
Trustees Deed
related
$5,430,000 · Pacific Premier Bk Fsb
Nov 8, 2017
$1,800,000
Rjr Vacaville LLC
Comincor LLC
Grant Deed
—
Dec 7, 2012
—
Behrouz Kianmahd
Kianmahd,bijan & Roya
Quit Claim Deed
related
—
Jul 26, 2010
—
Token Air USA INC
Milad,walla V
Grant Deed
—
Jul 26, 2010
$650,000
Bijan Kianmahd
Token Air USA INC
Grant Deed
—
Jun 11, 2010
$275,000
Mahi Pasha
Token Air USA INC
Grant Deed
related
—
Jun 11, 2010
$400,000
Vejeh Milad Walla
Token Air USA INC
Grant Deed
related
—
Jan 7, 2010
$275,000
Token Air USA INC
Token Air USA INC
Grant Deed
related
—
Jan 7, 2010
$400,000
Token Air USA INC
Token Air USA INC
Grant Deed
related
—
Dec 22, 2006
$1,800,000
Token Air USA INC
Aztec Vista
Grant Deed
$250,000 · Aztec Vista LP
Aug 8, 2005
$1,005,000
Aztec Vista LP Lllp
Danilo Montini
Grant Deed
$653,250 · 1st Pacific Bank Of California
May 6, 1994
—
Roberto Etal Paliani
Paliani,roberto
Quit Claim Deed
related
—
—
—
Rjr Vacaville LLC
—
Deed Of Trust
related
$500,000 · Bank Of Hope
—
—
Rjr Vacaville LLC
—
Deed Of Trust
related
$5,700,000 · Bank Of Hope
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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