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Property profile & analytics
OFF-MARKET
Estimated value
$1,135,000
Retail space
759 Vis Way 61 Vista, CA 92084-5550
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9654648
Property summary
AI-generated overview
This exceptional 2,300 square foot freestanding retail building, situated on a 0.17-acre lot at 759 Vista Way Unit 761, Vista, CA, presents a lucrative investment opportunity. Currently fully leased, this property is ideally suited for a 1031 exchange buyer. The building boasts a modern design with striking curb appeal, enhanced by ample, privately fenced parking and high ceilings that maximize visibility. A recent, comprehensive renovation includes fresh paint, new windows, recessed lighting, and updated restrooms. Each of the two units features added warehouse space in the rear, complete with convenient roll-up doors. This prime location enjoys high visibility on E Vista Way and Townsite Dr., benefiting from significant traffic flow. The surrounding area is experiencing substantial growth, with multiple residential and commercial developments underway or planned, including over 1,000 high-end homes/townhomes and three new retail projects. Its strategic placement near one of North Vista's busiest intersections makes it suitable for a wide range of commercial retail uses. The asking price is $1,250,000.
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1971
Total area
2,275 SF
Lot
0.18 ac (7,689 SF)
Zoning code
COMMERCIAL
APN
176-300-29-00
UPID
US09-9654648
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
-
GoldenStateCBD (Bike/Boat/Book/etc) Store Pharmacy
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.10M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.06M
Blend (final)
Blend
$1.14M
Owner & transaction history
Rkc Four LLC · 1 yrs held
Rkc Four LLC
since 2025
Last sale
$1.2M
7 recorded transactions
Zoning & alternative use
COMMERCIAL · Vista, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$1.1M
+47.2%
Auto repair, garage
$870,000
+18.4%
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
$1,100,000
ML approach
$1,100,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$735,000
Current use
MEDICAL BUILDING
$1,080,000
Change: +47% · Conversion: Difficult
AUTO REPAIR, GARAGE
$870,000
Change: +18% · Conversion: Difficult
Blend value · Realmo final
$1.14M
Range $1.02M – $1.25M · ±10% · vs last sale $1.20M (Dec 5 2024)
Last sale anchor
$1.20M
Dec 5 2024
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
$499 / 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
$12,623
Tax year 2024
Assessed value
$1,100,000
Assessed 2024
Previous assessed
$1,100,000
+0.0% YoY
Effective rate
1.15%
On assessed value
Assessed land
$500,000
Assessed improvement
$600,000
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
1971
Heating
NONE
Units
1
Total area
2,275 SF
Lot
0.18 ac (7,689 SF)
Zoning code
COMMERCIAL
APN
176-300-29-00
UPID
US09-9654648
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
$735,000
MEDICAL BUILDING
Est. value
$1.1M
AUTO REPAIR, GARAGE
Est. value
$870,000
RETAIL STORES Current
MEDICAL BUILDING
AUTO REPAIR, GARAGE
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
1971
Heating
NONE
Units
1
Lot
0.18 ac
Current owner
From public records · entity-resolved
Rkc Four LLC
Entity
Mailing address
10202 CORAL TREE DR, PINYON PINES, CA 92561
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 5, 2025
$1,200,000
Rkc Four LLC
Timothy James Asher
Grant Deed
—
Apr 30, 2024
$1,100,000
Timothy James Asher
Robert J Gualtieri
Grant Deed
$750,000 · The Gualtieri Living Trust
Dec 8, 2023
$630,000
Robert J Gualtieri
Mdbj LLC
Grant Deed
$300,000 · Tjm Real Estate Investments INC
Jul 20, 2021
—
Mdbj LLC
—
Deed
related
$236,000 · Cdc Small Business Finance Corp
Jun 7, 2021
$575,000
Mdbj LLC
Cbd Coastal
Grant Deed
$287,500 · Comerica Bank
Mar 6, 2019
—
Cbd Coastal
—
Deed
related
$390,000 · Allstar Capital Group INC
Jan 22, 2019
$600,000
Cbd Coastal
Shoaullah Golshani
Grant Deed
$390,000 · Allstar Capital Group INC
Mar 10, 2000
$170,000
Shoaullah Gholshani
Pinamonti Trust
Grant Deed
$150,000 · Seller
—
—
Shoaullah Gholshani
—
Deed Of Trust
related
$150,000 · Avon Way LLC
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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