Prime freeway-visible corner development site on the north side of Hwy 78, just west of the Melrose Dr exit in Vista. This 0.87-acre (37,897 SF) C-1 zoned parcel offers excellent exposure with approx. 135,000+ daily vehicles on Hwy 78 and 10,000+ on W Vista Way (2025 TrafficMetrix projections). Currently improved… Read More with two income-producing residential units (3BD/2BA house projected at $2,500/mo, 2BD/1BA at $1,800–$2,500/mo) plus a storage unit ($1,500/mo), delivering estimated gross monthly income of $5,800–$7,200 for solid interim cash flow while planning redevelopment.
Flat to gently sloping topography with mature trees; corner positioning with strong frontage on W Vista Way. Zoned C-1 Neighborhood Commercial, permitting retail, services, offices, and conditional uses like drive-thru or public facilities (buyer to verify specifics and setbacks).
The City of Vista's ongoing Vista 2050 General Plan Update (currently in draft stage with Draft General Plan and Program EIR released Feb 2026; public review through April 2026, workshops March 2026) introduces potential Mixed Use Corridor (MU-C) designations in select areas, including along major corridors, to support multi-family residential above ground-floor commercial (up to 45 du/acre in some zones, potentially allowing ~39 units here subject to final adoption, entitlements, and city approval). This could enable mixed-use projects capitalizing on commuter traffic, nearby residential growth, and surrounding commercial uses (auto services, retail, hospitality).
Ideal for investors, developers, or land bankers seeking high-traffic North County exposure with immediate revenue and long-term upside from planned growth initiatives. Buyers must independently verify zoning, General Plan status/progress (visit vista2050.com), proposed land use changes, income projections, easements (including 12-ft ingress/egress and 10-ft water service), taxes (~$2,428 annual), and all details with City of Vista Planning Division. Read Less
Property listed by First Team Real Estate, Tom Aragone 714-926-9534
Based on information from California Regional Multiple Listing Service, Inc. as of and/or other sources. All data, including all measurements and calculations of area, is obtained from various sources and has not been, and will not be, verified by broker or MLS. All information should be independently reviewed and verified for accuracy. Properties may or may not be listed by the office/agent presenting the information.
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