Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$1,985,000
Retail space
40 Main St Vista, CA 92083-5831
Entity Owned
7-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-9668126
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2005
Total area
8,650 SF
Lot
0.77 ac (33,541 SF)
Zoning code
COMMERCIAL
APN
164-205-16-00
UPID
US09-9668126
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
-
Regency Centers LP Property Management Company
-
Drew Valentino, eXp Realty California Real Estate Agency
-
Casey Cooke- Coldwell Banker Realty Real Estate Agency
-
Polly Savage Real Estate Real Estate Agency
-
Pam Reilly Coldwell Banker Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.09M
Comparable Approach
Comparable
$1.80M
Blend (final)
Blend
$1.99M
Owner & transaction history
Cft Vista LLC · 7 yrs held
Cft Vista LLC
since 2019
4 recorded transactions
Zoning & alternative use
COMMERCIAL · Vista, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$3.3M
+36.0%
Apartment house (5+ units)
$2.8M
+17.2%
Warehouse, storage
$2.5M
+0.9%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$2,265,000
6.5%
$2,090,000
7%
$1,940,000
Alternative Use
Use
Estimation
RETAIL STORES
$2,430,000
Current use
AUTO REPAIR, GARAGE
$3,300,000
Change: +36% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$2,845,000
Change: +17% · Conversion: Difficult
WAREHOUSE, STORAGE
$2,450,000
Change: +1% · Conversion: Difficult
Blend value · Realmo final
$1.99M
Range $1.79M – $2.18M · ±10%
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
$229 / 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
$41,815
Tax year 2024
Assessed value
$3,609,029
Assessed 2024
Previous assessed
$3,609,029
+0.0% YoY
Effective rate
1.16%
On assessed value
Assessed land
$1,749,832
Assessed improvement
$1,859,197
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
Off-Market
Year built
2005
Heating
NONE
Units
1
Total area
8,650 SF
Lot
0.77 ac (33,541 SF)
Zoning code
COMMERCIAL
APN
164-205-16-00
UPID
US09-9668126
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
$2.4M
AUTO REPAIR, GARAGE
Est. value
$3.3M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.8M
WAREHOUSE, STORAGE
Est. value
$2.5M
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
2005
Heating
NONE
Units
1
Lot
0.77 ac
Current owner
From public records · entity-resolved
Cft Vista LLC
Entity
Free & Clear · 7 yrs held
Mailing address
1120 N TOWN CTR DR STE #150, LAS VEGAS, NV 89144-6303
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 18, 2019
$52,780,000
Cft Vista LLC
Bre Ddr Crocodile Vista I LLC
Grant Deed
—
Aug 19, 2013
$8,800,000
Bre Ddr Crocodile Vista I LLC
Rrp Vista Village Phase I LP
Grant Deed
—
Mar 27, 2007
$47,836,000
Vista Village Phase I Rrp
Vista Village LLC
Grant Deed
related
$33,200,000 · Wachovia Bank NA
Dec 12, 2002
—
Vista Village LLC
Community Development Commissi
Grant 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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 40 Main St?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
