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Property profile & analytics
OFF-MARKET
Estimated value
$9,445,000
Community centers
1990 University Dr Vista, CA 92083-7773
Entity Owned
7-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-0014961
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
2001
Total area
38,060 SF
Lot
4.08 ac (177,724 SF)
Zoning code
COMMERCIAL
APN
183-430-47-00
UPID
US10-0014961
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
-
RH Outlet Vista Furniture & Home Goods Home Decor Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$9.45M
Owner & transaction history
Vista Partners Eight LLC · 7 yrs held
Vista Partners Eight LLC
since 2018
7 recorded transactions
Zoning & alternative use
COMMERCIAL · Vista, CA
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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$248 / 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
$61,900
Tax year 2024
Assessed value
$5,358,862
Assessed 2024
Previous assessed
$5,358,862
+0.0% YoY
Effective rate
1.16%
On assessed value
Assessed land
$3,171,571
Assessed improvement
$2,187,291
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
Community centers
Use group
MINI-MALL
Status
Off-Market
Year built
2001
Heating
NONE
Units
1
Total area
38,060 SF
Lot
4.08 ac (177,724 SF)
Zoning code
COMMERCIAL
APN
183-430-47-00
UPID
US10-0014961
Jurisdiction
SAN DIEGO
Zoning & alternative use
COMMERCIAL · Vista, CAZoning COMMERCIAL · permitted uses
COMMERCIAL · Vista, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
Layer: Zoning (ID: 0)
Building & site characteristics
From public records
Year built
2001
Heating
NONE
Units
1
Lot
4.08 ac
Current owner
From public records · entity-resolved
Vista Partners Eight LLC
Entity
Mailing address
4770 CAMPUS DR STE #220, NEWPORT BEACH, CA 92660-1834
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 30, 2023
—
Vista Partners Eight LLC
—
Deed
related
$3,250,000 · Farmers & Merchants Bank Of Long Beach
Dec 6, 2018
—
Vista Partners Eight LLC
Tru Trust 2016 LLC
Grant Deed
$3,000,000 · Buchanan Mortgage Holdings LLC
Sep 19, 2018
—
Tru Trust 2016 LLC
Toys R Us Property Co II LLC
Quit Claim Deed
—
Nov 8, 2016
—
Toys R Us Property Company II LLC
—
Deed
related
$512,000,000 · Bank Of America NA
Dec 21, 2009
—
Toys R Us Property Co II LLC
—
Deed Of Trust
related
$725,000,000 · Bank Of Ny Mellon
Aug 12, 2005
—
Giraffe Properties LLC
Owner Name Unavailable
Grant Deed
—
Mar 21, 2001
—
Baby Superstore INC
Toys R Us-delaware INC
Grant Deed
related
—
Jun 2, 2000
$2,000,000
Toys R Us INC
North County Square
Grant Deed
—
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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