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Property profile & analytics
FOR LEASE
Retail space
314 S Melrose Dr Vista, CA 92081
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US09-9681930
For Lease
1 / 5
$1,600,000
314 S Melrose Dr, Vista, CA 92081
View Listing →
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1988
Total area
6,000 SF
Lot
0.46 ac (20,106 SF)
Zoning code
COMMERCIAL
APN
164-231-21-00
UPID
US09-9681930
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
-
Psychotherapy with Ann Landers Crisis Center Medical Clinic
-
Law Office of Steven Medearis Law Firm
-
Gregorie & Gregorie Law Firm
-
The Awaken Soul Gym & Fitness Center Alternative Medicine Practice
-
Watkins Bail Bonds Vista Law Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.60M
CAP Approach
CAP
$1.45M
Comparable Approach
Comparable
$1.62M
Blend (final)
Blend
$1.60M
Owner & transaction history
Pure Connection LLC · 1 yrs held
Pure Connection LLC
since 2024
Last sale
$1.6M
6 recorded transactions
Zoning & alternative use
COMMERCIAL · Vista, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$2.3M
+30.0%
Apartment house (5+ units)
$1.8M
+0.4%
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
$1,600,000
ML approach
$1,600,000
CAP Approach
CAP Return
Estimation
6%
$1,570,000
6.5%
$1,450,000
7%
$1,345,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,760,000
Current use
AUTO REPAIR, GARAGE
$2,290,000
Change: +30% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$1,770,000
Change: +0% · Conversion: Difficult
WAREHOUSE, STORAGE
$1,700,000
Change: -3% · Conversion: Difficult
Blend value · Realmo final
$1.60M
Range $1.44M – $1.76M · ±10% · vs last sale $1.60M (Oct 10 2024)
Last sale anchor
$1.60M
Oct 10 2024
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
$267 / 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
$18,678
Tax year 2024
Assessed value
$1,546,491
Assessed 2024
Previous assessed
$1,546,491
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$618,596
Assessed improvement
$927,895
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
For Lease
Year built
1988
Heating
NONE
Units
1
Total area
6,000 SF
Lot
0.46 ac (20,106 SF)
Zoning code
COMMERCIAL
APN
164-231-21-00
UPID
US09-9681930
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
$1.8M
AUTO REPAIR, GARAGE
Est. value
$2.3M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.8M
WAREHOUSE, STORAGE
Est. value
$1.7M
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
1988
Heating
NONE
Units
1
Lot
0.46 ac
Current owner
From public records · entity-resolved
Pure Connection LLC
Entity
Mailing address
314 S MELROSE DR, VISTA, CA 92081-6630
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 8, 2025
—
Pure Connection LLC
—
Deed
related
$945,000 · Business Finance Capital
Oct 10, 2024
$1,600,000
Pure Connection LLC
Schnellzug Capital INC
Grant Deed
$1,150,000 · First Citizens Bank & Trust Co
Nov 17, 2021
—
Schnellzug Capital INC
Schnellzug Capital
Intrafamily Transfer
related
—
Aug 27, 2021
—
Schnellzug Capital INC
—
Deed
related
$618,000 · The Loan Company Of San Diego
Sep 27, 2019
—
Schnellzug Capital
Schnellzug Capital INC
Quit Claim Deed
related
—
Sep 9, 2014
$1,312,500
Schnellzug Capital INC
314 So Melrose LLC
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.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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