Entity Owned
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For Sale
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1542 S Santa Fe Ave, Vista, CA 92084
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Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1974
Total area
1,302 SF
Lot
0.54 ac (23,522 SF)
Zoning code
RESTRICTED COMMERCIAL
APN
183-073-36-00
UPID
US09-9698975
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$850k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$609k
Blend (final)
Blend
$860k
Owner & transaction history
since 2022
Last sale
$865,000
7 recorded transactions
Zoning & alternative use
RESTRICTED COMMERCIAL · Vista, CA
Top alternative use upside
Neighborhood: shopping center
$1.2M
+179.4%
Medical building
$620,000
+47.2%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 5 comparables with addresses
2 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
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Summary
1
Valuation conclusion
Included free
Estimated market value
$860k
Value range
$774k – $946k
±10% around blend
Estimated value / SF
$661 / SF
Confidence
High
5 county-verified comps
Property data
88
Market benchmarks
100
Comparable evidence
50
$774k
blend $860k
$946k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
1,302 SF
Lot area
0.54 ac
Year built
1974
APN
183-073-36-00
Zoning
RESTRICTED COMMERCIAL
Assessed value
$882,300
Annual tax
$9,864
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$1.01M
Weighted, 5 comps · high confidence
Evidence
5 found · 5 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
1.5 mi away · 1,152 SF
4.0 mi away · 1,194 SF
7.8 mi away · 1,188 SF
9.6 mi away · 960 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$860k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 39 sales
$322
+105%
Submarket 79 sales
$294
+125%
County 2035 sales
$420
+57%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $661/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Neighborhood: Shopping Center
Gross theoretical uplift
+179%
vs current-use indication
Medical Building
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Not available
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: replacement-cost inputs are not on file.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 5 sales
Market rates by use type
PDF export
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Overview
Implied cap rate
2.40%
Implied, in-place cap rate for this retail space
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
NOI (est.)
$61k *
Last sale · Aug 2022
$865k
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$2.52M
Move the market yield to see immediate price impact.
Value / SF
$1,938
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
1.90%2.40%2.90%
$54k
$2.87M
$2.27M
$1.88M
$61k
$3.19M
$2.52M
$2.09M
$67k
$3.51M
$2.78M
$2.30M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
5 found
High confidence · county-verified
Closest comparable
$810k
0.9 mi · Mar 2026 · $563/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$9,864
Tax year 2024
Assessed value
$882,300
Assessed 2024
Previous assessed
$882,300
+0.0% YoY
Effective rate
1.12%
On assessed value
Assessed land
$816,000
Assessed improvement
$66,300
Applied tax rate
96.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
For Sale
Year built
1974
Heating
NONE
Units
1
Total area
1,302 SF
Lot
0.54 ac (23,522 SF)
Zoning code
RESTRICTED COMMERCIAL
APN
183-073-36-00
UPID
US09-9698975
Jurisdiction
SAN DIEGO
Zoning & alternative use
RESTRICTED COMMERCIAL · Vista, CAZoning RESTRICTED COMMERCIAL · permitted uses
RESTRICTED COMMERCIAL · Vista, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1974
Heating
NONE
Units
1
Lot
0.54 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
RESTRICTED COMMERCIAL
Jurisdiction
Vista, CA
Recorded code
RESTRICTED COMMERCIAL
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for RESTRICTED COMMERCIAL in Vista, CA.
What opens after registration
Zoning profile
Official documentVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 30 · 300 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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- Alternative use
- Local Zoning Insight
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