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    Property profile & analytics

    485 Melrose Dr Vista, CA 92081-6663

    • Retail space
    • 10,030 SF
    • 0.89 lot acres
    OFF-MARKET
    Value Estimations
    $1,870,000
    Show details
    Cap Rate Potential
    Location Intelligence
    Property ID
    US09-9697631
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Thai One On / Restaurant
    • Ohana Hawaiian BBQ / Take-out & Catering / Catering Service
    • PHO - VISTA / Restaurant
    • 76 / Gas Station
    • CoinFlip Bitcoin ATM / Bank / Loan Service

    Property Details for 485 Melrose Dr

    Year built
    2001
    Lot size
    0.89 lot acres
    Property size
    10,030 SF
    Zone code
    COMMERCIAL
    Property type
    Retail space
    APN
    166-150-66-00
    APU
    1661506600

    Value Estimations

    based on Realmo’s proprietary methodology

    • CAP approach

      CAP Return
      Estimation
      6%
      $2,625,000
      6.5%
      $2,425,000
      7%
      $2,250,000

    • Alternative Use

      Use
      Estimation
      RETAIL STORES
      $2,945,000
      Current use
      APARTMENT HOUSE (5+ UNITS)
      $2,960,000
      Change: +0% Conversion: Difficult
      WAREHOUSE, STORAGE
      $2,840,000
      Change: -3% Conversion: Difficult

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Vista
    County
    San Diego
    State
    California
    Longitude
    -117.254
    Latitude
    33.1885
    CBSA code
    41740
    CBSA name
    SAN DIEGO-CARLSBAD-SAN MARCOS, CA METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2024
    $37,779
    $1,649,595
    $1,804,561
    $3,454,156
    -
    $0.00
    $0.00
    $0.00

    Comparable in this City

    • Value Estimation
      $1,420,000
      6,020 SF

      445 Hacienda Dr

      RETAIL STORES (PERSONAL SERVICES) • 6,020 SF
      445 Hacienda Dr, Vista, CA 92081-6688
      View Details
    • Value Estimation
      $2,125,000
      9,999 SF

      1725 Hacienda Dr

      RETAIL STORES (PERSONAL SERVICES) • 9,999 SF
      1725 Hacienda Dr, Vista, CA 92081-4558
      View Details
    • Value Estimation
      $1,380,000
      9,860 SF

      2020 Hacienda Dr

      RETAIL STORES (PERSONAL SERVICES) • 9,860 SF
      2020 Hacienda Dr, Vista, CA 92081-6005
      View Details
    • Value Estimation
      $2,075,000
      15,683 SF

      1110 Sycamore Ave, Unit 16

      RETAIL STORES (PERSONAL SERVICES) • 15,683 SF
      1110 Sycamore Ave, Vista, CA 92081-7819
      View Details
    • Value Estimation
      $1,040,000
      4,544 SF

      2205 Melrose Dr

      RETAIL STORES (PERSONAL SERVICES) • 4,544 SF
      2205 Melrose Dr, Vista, CA 92081-6704
      View Details
    • Value Estimation
      $3,845,000
      25,310 SF

      465 La Tortuga Dr

      RETAIL STORES (PERSONAL SERVICES) • 25,310 SF
      465 La Tortuga Dr, Vista, CA 92081-4320
      View Details

    Similar Nearby for Sale

    • Contact for pricing

      Restaurant Business Opportunity in Vista

      Turn-key restaurant for sale, convert to other cuisine types.
      1688 S Melrose Dr, Vista, CA 92081
      View Details
    • $6,632,000
      29,475 SF

      Freestanding Manufacturing/Distribution Building For Sale

      29,475 SF freestanding building with fenced yard in Vista.
      2425 La Mirada Dr, Vista, CA 92081
      View Details
    • Contact for pricing
      37,766 SF

      Vista Industrial Flex Space - 37,766 SF

      Prime Vista industrial building, vacant, owner-user opportunity.
      2651 La Mirada Dr, Vista, CA 92081
      View Details
    • Contact for pricing
      15,472 SF

      Vista Flex Space Available

      Flex space available in Vista, CA, August 1, 2025.
      2320 Cousteau Ct, Vista, CA 92081
      View Details
    • $549,000
      Pending

      Versatile Vista Land Opportunity

      Half-acre flat, buildable lot suitable for various uses.
      1037 Buena Vista Dr, Vista, CA 92081
      View Details
    • $549,000
      Pending

      Versatile Vista Land Opportunity

      Half-acre flat, buildable lot ideal for developers or entrepreneurs.
      1047 Buena Vista Dr, Vista, CA 92081
      View Details

    Similar Nearby for Lease

    • Contact for pricing
      720 SF

      Retail Space for Lease

      Retail space available for lease in Vista, California.
      1680-1688 Melrose Dr, Vista, CA 92081
      View Details
    • Contact for pricing
      995 SF

      Leased Retail Space in Vista

      Retail property in Vista, CA, currently 100% leased.
      1651 S Melrose Dr, Vista, CA 92081
      View Details
    • Contact for pricing
      1,000 SF

      Retail Space Available For Sublease

      In-line retail space available for sublease through August 2025.
      1920 Shadowridge Dr, Vista, CA 92081
      View Details
    • Contact for pricing
      7,285 SF

      Retail Space Available For Rent

      In-line retail space available for rent.
      1601-1661 S Melrose Dr, Vista, CA 92081
      View Details
    • Contact for pricing
      1,282 SF

      Retail Space Available

      In-line retail space for rent.
      1661 S Melrose Dr, Vista, CA 92081
      View Details
    • Contact for pricing
      987 SF

      Retail Space for Lease

      Retail space available for lease in Vista, California.
      2070 Hacienda Dr, Vista, CA 92081
      View Details
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    Vista, CA 92081-6663
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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