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Property profile & analytics
FOR LEASE
Retail space
620 Hacienda Dr Vista, CA 92081
Entity Owned
11-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9674742
For Lease
1 / 4
$3,695,000
620 Hacienda Dr, Vista, CA 92081
View Listing →
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2001
Total area
17,961 SF
Lot
2.57 ac (111,949 SF)
Zoning code
COMMERCIAL
APN
166-150-87-00
UPID
US09-9674742
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
-
Rubio's Coastal Grill Restaurant
-
FedEx Drop Box Postal Service Courier Service
-
Jersey Mike's Subs Take-out & Catering Catering Service
-
FedEx Office Print & Ship Center Courier Service Postal Service
-
Everytable Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$4.34M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.70M
Owner & transaction history
Gershman Properties LLC · 11 yrs held
Gershman Properties LLC
since 2014
5 recorded transactions
Zoning & alternative use
COMMERCIAL · Vista, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$5.3M
+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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$4,700,000
6.5%
$4,340,000
7%
$4,030,000
Alternative Use
Use
Estimation
RETAIL STORES
$5,275,000
Current use
APARTMENT HOUSE (5+ UNITS)
$5,295,000
Change: +0% · Conversion: Difficult
WAREHOUSE, STORAGE
$5,090,000
Change: -3% · Conversion: Difficult
Blend value · Realmo final
$3.70M
Range $3.33M – $4.06M · ±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
$206 / 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
$147,173
Tax year 2024
Assessed value
$12,058,559
Assessed 2024
Previous assessed
$12,058,559
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$7,069,705
Assessed improvement
$4,988,854
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
2001
Heating
NONE
Units
1
Total area
17,961 SF
Lot
2.57 ac (111,949 SF)
Zoning code
COMMERCIAL
APN
166-150-87-00
UPID
US09-9674742
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
$5.3M
APARTMENT HOUSE (5+ UNITS)
Est. value
$5.3M
WAREHOUSE, STORAGE
Est. value
$5.1M
RETAIL STORES Current
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
2001
Heating
NONE
Units
1
Lot
2.57 ac
Current owner
From public records · entity-resolved
Gershman Properties LLC
Entity
Mailing address
12300 WILSHIRE BLVD STE #310, LOS ANGELES, CA 90025-1057
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2014
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 31, 2024
—
Gershman Properties LLC
—
Deed
related
$3,000,000 · River City Bank
Oct 31, 2014
$10,234,000
Gershman Properties LLC
Breeze III LLC
Grant Deed
$5,000,000 · Jpmorgan Chase Bank NA
Jul 26, 2007
$7,600,000
Breeze III LLC
Breeze Hill Investments LLC
Grant Deed
—
Sep 14, 2004
—
Breeze Hill Grand Avenue LLC
Breeze Hill I LLC
Quit Claim Deed
related
—
—
—
Breeze III LLC
—
Deed Of Trust
related
$5,600,000 · California Bank & Trust
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?”
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