New search
Property profile & analytics
OFF-MARKET
Estimated value
$5,665,000
Retail space
503 Vis Bella, Oceanside, CA 92057-7023
Entity Owned
8-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9389892
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1978
Total area
17,580 SF
Lot
1.06 ac (46,173 SF)
Zoning code
COMMERCIAL
APN
160-140-02-00
UPID
US09-9389892
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
-
Meeks Military Law Law Firm
-
My Little Princess Parties Theater & Performing Art Venue Nightclub
-
Family Title Loans Loan Service
-
Oceana Resales and Rentals Real Estate Agency
-
Oceana Resales & Rentals Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$4.14M
Comparable Approach
Comparable
$6.80M
Blend (final)
Blend
$5.67M
Owner & transaction history
Vista Bella Invs Group LLC · 8 yrs held
Vista Bella Invs Group LLC
since 2017
7 recorded transactions
Zoning & alternative use
COMMERCIAL · Oceanside, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Oceanside submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Oceanside 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%
$4,480,000
6.5%
$4,135,000
7%
$3,840,000
Blend value · Realmo final
$5.67M
Range $5.10M – $6.23M · ±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
$322 / 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
$23,180
Tax year 2024
Assessed value
$2,007,930
Assessed 2024
Previous assessed
$2,007,930
+0.0% YoY
Effective rate
1.15%
On assessed value
Assessed land
$892,413
Assessed improvement
$1,115,517
Applied tax rate
7.0000
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
1978
Heating
NONE
Units
1
Total area
17,580 SF
Lot
1.06 ac (46,173 SF)
Zoning code
COMMERCIAL
APN
160-140-02-00
UPID
US09-9389892
Jurisdiction
SAN DIEGO
Zoning & alternative use
COMMERCIAL · Oceanside, CA
Zoning COMMERCIAL · permitted uses
COMMERCIAL · Oceanside, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Oceanside. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1978
Heating
NONE
Units
1
Lot
1.06 ac
Current owner
From public records · entity-resolved
Vista Bella Invs Group LLC
Entity
Mailing address
2358 UNIVERSITY AVE #33, SAN DIEGO, CA 92104-2720
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
19 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 30, 2025
—
Vista Bella Investments Group LLC
—
Deed
related
$3,000,000 · Columbia Bank
Nov 2, 2023
—
Vista Bella Investments Group LLC
—
Deed
related
$1,865,000 · North Star Homes LP
Jul 1, 2019
—
Vista Bella Invs Grp LLC
—
Deed
related
$1,800,000 · Private Individual
Oct 26, 2017
$1,800,000
Vista Bella Invs Group LLC
Renaissance 503 Vista Bella Ll
Grant Deed
$1,170,000 · Private Individual
Dec 17, 2014
$1,050,000
Renaissance 503 Vista Bella Ll
Asset Management Co INC
Grant Deed
—
Oct 29, 2014
$166,000
Asset Management Co INC
Ocean Plaza Investments LLC
Quit Claim Deed
related
$1,100,000 · Ocean Plaza Investments LLC
Jul 14, 2009
—
Ocean Plaza Investments LLC
Diamond Ents Ltd
Grant Deed
—
Oct 30, 2008
—
Diamond Ents Ltd
—
Deed Of Trust
related
$1,121,000 · First Sec Thrift
Jun 4, 2008
$1,725,000
Diamond Ents Ltd
Holguin,antoinette
Grant Deed
—
Aug 19, 2005
—
Sanjiv Bhagat
Bhagat,neetu
Quit Claim Deed
related
—
Aug 19, 2005
$1,500,000
Antoinette Holguin
Coastline Baptist Church Of North S
Grant Deed
$1,350,000 · Lehman Brothers Bank Fsb
Mar 29, 2000
$700,000
Coastline Baptist Church
Eadington Companies LLC
Trustees Deed
$476,250 · Wells Fargo Bank
—
—
Diamond Ents Ltd LP
—
Loan Modification
related
—
—
—
Diamond Ents LP
—
Loan Modification
related
—
—
—
Diamond Ents Ltd LP
—
Loan Modification
related
—
—
—
Coastline Baptist Church
—
Deed Of Trust
related
$476,250 · Wells Fargo Bank
—
—
Coastline Baptist Church Of N
—
Deed Of Trust
related
$825,000 · First Pacific Bank California
—
—
Coastline Baptist Church
—
Deed Of Trust
related
$412,000 · William L & Carolyn S Mitchell
—
—
Vista Bella Invs Grp LLC
—
Deed Of Trust
related
$1,800,000 · Private Individual
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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