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Property profile & analytics
OFF-MARKET
Estimated value
$1,845,000
Turn key restaurants
1876 Hacienda Dr Vista, CA 92081-4542
Entity Owned
Absentee Owner
Free & Clear
Property ID
US09-9664754
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1985
Total area
1,920 SF
Lot
0.57 ac (24,829 SF)
Zoning code
COMMERCIAL
APN
166-053-22-00
UPID
US09-9664754
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
-
Tanya Bondarenko Photography Wedding Service Photography Service
-
Larissa Cleveland Photography Photography Service (Bike/Boat/Book/etc) Store
-
Pho House Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.65M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.85M
Owner & transaction history
Emerald Vista LLC
Emerald Vista LLC
since 2026
Last sale
$2.1M
5 recorded transactions
Zoning & alternative use
COMMERCIAL · Vista, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$1.7M
+37.4%
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
$1,470,000
ML approach
$1,645,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$1,260,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,730,000
Change: +37% · Conversion: Difficult
Blend value · Realmo final
$1.85M
Range $1.66M – $2.03M · ±10% · vs last sale $2.13M (Jun 21 2023)
Last sale anchor
$2.13M
Jun 21 2023
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
$961 / 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
$10,009
Tax year 2024
Assessed value
$443,168
Assessed 2024
Previous assessed
$443,168
+0.0% YoY
Effective rate
2.26%
On assessed value
Assessed land
$310,224
Assessed improvement
$132,944
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
1985
Heating
NONE
Units
1
Total area
1,920 SF
Lot
0.57 ac (24,829 SF)
Zoning code
COMMERCIAL
APN
166-053-22-00
UPID
US09-9664754
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
RESTAURANT Current
Est. value
$1.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.7M
RESTAURANT Current
NEIGHBORHOOD: SHOPPING CENTER
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
1985
Heating
NONE
Units
1
Lot
0.57 ac
Current owner
From public records · entity-resolved
Emerald Vista LLC
Entity
Free & Clear · 0 yrs held
Mailing address
901 HACIENDA DR, VISTA, CA 92081-6401
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 26, 2026
—
Emerald Vista LLC
Emerald Vista LLC
Deed
related
—
Jun 21, 2023
—
Emerald Vista LLC
Emerald Vista LLC
Intrafamily Transfer
related
—
Jul 12, 2000
$2,600,000
Vista L L C Emerald
—
Grant Deed
related
—
May 1, 1992
$2,131,000
Charles K Yang
Beverly Hills Bu
Grant Deed
$1,200,000 · Seller
Jun 14, 1991
$2,940,000
Beverly Hill Bus
Vista Place Asso
Trustees Deed
related
—
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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