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Property profile & analytics
OFF-MARKET
Estimated value
$850,000
Retail space
932 Vis Vlg Dr Vista, CA 92084-6064
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US09-9649607
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1951
Total area
3,000 SF
Lot
0.67 ac (29,185 SF)
Zoning code
COMMERCIAL
APN
175-192-36-00
UPID
US09-9649607
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
-
San Marcos Market Specialty Food Shop Farmer's Market
-
Mariscos la Plebada Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$725k
Comparable Approach
Comparable
$824k
Blend (final)
Blend
$850k
Owner & transaction history
Ykhv INC · 1 yrs held
Ykhv INC
since 2025
Last sale
$927,000
7 recorded transactions
Zoning & alternative use
COMMERCIAL · Vista, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.1M
+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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$785,000
6.5%
$725,000
7%
$675,000
Alternative Use
Use
Estimation
RETAIL STORES
$965,000
Current use
AUTO REPAIR, GARAGE
$1,145,000
Change: +18% · Conversion: Difficult
WAREHOUSE, STORAGE
$850,000
Change: -12% · Conversion: Difficult
Blend value · Realmo final
$850k
Range $765k – $935k · ±10% · vs last sale $927k (Dec 24 2024)
Last sale anchor
$927k
Dec 24 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
$283 / 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
$9,672
Tax year 2024
Assessed value
$549,910
Assessed 2024
Previous assessed
$549,910
+0.0% YoY
Effective rate
1.76%
On assessed value
Assessed land
$348,874
Assessed improvement
$201,036
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
1951
Heating
NONE
Units
1
Total area
3,000 SF
Lot
0.67 ac (29,185 SF)
Zoning code
COMMERCIAL
APN
175-192-36-00
UPID
US09-9649607
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
$965,000
AUTO REPAIR, GARAGE
Est. value
$1.1M
WAREHOUSE, STORAGE
Est. value
$850,000
RETAIL STORES Current
AUTO REPAIR, GARAGE
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
1951
Heating
NONE
Units
1
Lot
0.67 ac
Current owner
From public records · entity-resolved
Ykhv INC
Entity
Mailing address
PO BOX 880, SPIRIT LAKE, ID 83869-0880
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
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 24, 2025
$927,000
Ykhv INC
Linda Jo Gehrig
Grant Deed
$787,900 · Harvest Small Business Finance LLC
Dec 21, 2021
—
Gss Ca Com LLC
Linda Gieseler
Intrafamily Transfer
related
—
Jun 11, 2021
—
Gregory Gieseler
Kelly Madsen
Intrafamily Transfer
related
—
Jun 8, 2015
—
Gieseler Family Trust
Gieseler Family Trust
Quit Claim Deed
related
—
May 28, 2015
—
Kelly Madsen
Gieseler Arnold W
Affidavit Of Death
related
—
Mar 23, 2012
—
Alice M Gieseler
Gieseler,arnold W
Affidavit Of Death
related
—
Apr 20, 2010
—
Linda J Gehrig
Brotzman Living Trust
Grant Deed
related
—
Sep 3, 2009
—
Brotzman Family Trust
Brotzman Living Trust
Quit Claim Deed
related
—
Apr 11, 2007
—
Gieseler Family Trust
Gieseler,arnold W
Quit Claim Deed
related
—
Mar 15, 2007
—
Gieseler Family Trust
Gieseler,arnold W
Quit Claim Deed
related
—
—
—
Arnold W Gieseler
—
Deed Of Trust
related
$3,890 · Vista City
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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