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Property profile & analytics
OFF-MARKET
Estimated value
$3,305,000
Grocery and convenience stores
635 Melrose Dr Vista, CA 92081-6622
Entity Owned
10-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9673747
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
2007
Total area
15,790 SF
Lot
1.61 ac (70,131 SF)
Zoning code
COMMERCIAL
APN
166-150-89-00
UPID
US09-9673747
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
-
CVS Photo (Bike/Boat/Book/etc) Store
-
CVS Cosmetic Store
-
CDReload - Online Bitcoin ATM Money Transfer Service Crypto Atm
-
LibertyX Bitcoin ATM Atm
-
CVS Pharmacy Pharmacy
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$3.82M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.31M
Owner & transaction history
Melrose Vista Investments INC · 10 yrs held
Melrose Vista Investments INC
since 2016
6 recorded transactions
Zoning & alternative use
COMMERCIAL · Vista, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$4.7M
+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%
$4,135,000
6.5%
$3,815,000
7%
$3,545,000
Alternative Use
Use
Estimation
RETAIL STORES
$4,635,000
Current use
APARTMENT HOUSE (5+ UNITS)
$4,655,000
Change: +0% · Conversion: Difficult
WAREHOUSE, STORAGE
$4,475,000
Change: -3% · Conversion: Difficult
Blend value · Realmo final
$3.31M
Range $2.97M – $3.64M · ±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
$209 / 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
$94,912
Tax year 2024
Assessed value
$8,228,815
Assessed 2024
Previous assessed
$8,228,815
+0.0% YoY
Effective rate
1.15%
On assessed value
Assessed land
$4,507,177
Assessed improvement
$3,721,638
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
2007
Heating
NONE
Units
1
Total area
15,790 SF
Lot
1.61 ac (70,131 SF)
Zoning code
COMMERCIAL
APN
166-150-89-00
UPID
US09-9673747
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
$4.6M
APARTMENT HOUSE (5+ UNITS)
Est. value
$4.7M
WAREHOUSE, STORAGE
Est. value
$4.5M
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
2007
Heating
NONE
Units
1
Lot
1.61 ac
Current owner
From public records · entity-resolved
Melrose Vista Investments INC
Entity
Mailing address
1 CVS DR, WOONSOCKET, RI 02895-6146
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2016
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
Jan 24, 2020
—
Melrose Vista Investments INC
—
Deed
related
$2,436,896 · Dyner Holding INC
Aug 31, 2016
—
Melrose Vista Investments INC
—
Deed
related
$4,250,000 · Dyner Holding INC
Feb 23, 2016
$4,360,000
Melrose Vista Investments INC
Pfp Vista R/e Holdings LLC
Grant Deed
—
Aug 7, 2014
$7,350,000
Pfp Vista R & E Holdings LLC
Dd/breeze Hill LLC
Grant Deed
—
—
—
Melrose Vista Investments INC
—
Deed Of Trust
related
$2,436,896 · Dyner Holding INC
—
—
Melrose Vista Investments INC
—
Deed Of Trust
related
$4,250,000 · Dyner Holding INC
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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