Freestanding Manufacturing/Distribution Building For
For Sale
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2425 La Mirada Dr, Vista, CA
29,475 SF freestanding building with fenced yard in Vista.
Property Size29,475 SF
Lot Size1.67 Acres
Price / SF$225
Days on Market610
Property Features for 2425 La Mirada Dr
General Information
Standard status
Active
Size
29,475 SF
Lot size
1.67 Acres
Property subtype
INDUSTRIAL
Lease Type
NNN
Properties For Sale
at 2425 La Mirada Dr Contact us- Floor
- Bldg
- Size
- 29,475 SF
- Type
- INDUSTRIAL
- Lease Type
- NNN
- Availability
- AVAILABLE, Now
- Sublease
- No
Vista Business Park
- 29,475 sf freestanding, fully-sprinklered manufacturing/distribution building on...
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Listing Agency:
Lee & Associates | North San Diego County
(760) 929-9700
Listed By:
Barry Hendler
(760) 845-3854
Source:
Moodyscre
Added: Jan 17, 2025
Changed: Sep 11
Last Checked: Sep 19 at 11:49AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Lee & Associates | North San Diego County
Investment Insights
Based on property information with market context.
This 29,475 square foot freestanding building is suitable for manufacturing and distribution purposes. It features 6,725 square feet of office space, with approximately 1,600 square feet convertible into warehouse mezzanine storage. The building has a clear height of 24 feet. The property includes a large, secure, fenced yard, loading area, and parking lot, all made of concrete. A covered, sprinklered, exterior loading dock provides three dock-high truck positions, offering additional space for shipping, receiving, and staging. There are five grade-level doors. The building is equipped with 1,600 Amps, 120/208 volts, 3-phase power, and a Cummins/Ford 2012 85kW back-up generator. There are 55 parking stalls, with additional street parking available. The property is located in the Oakridge Business Center in North County, off Palomar Airport Road, with close proximity to the highway.
Key Highlights
- Freestanding 29,475 SF manufacturing/distribution building on 1.71 acres with a large, secure, fenced yard, loading area and parking lot.
- Highly functional covered, sprinklered, exterior loading dock with 3 dock high truck positions.
- 6,725 SF Office with approximately 1,600 SF convertible into warehouse mezzanine storage.
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$409,478
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
6.17%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$8,189,560
$8.2M
Cap Rate 7%
$5,849,686
$5.8M
Cap Rate 9%
$4,549,756
$4.5M
Market Conditions
NOI Build-Up for 29,475 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$530.6K $18.00/SF
− Vacancy
−$48.8K −$1.66/SF
EGI
$481.7K $16.34/SF
− OpEx
−$72.3K −$2.45/SF
NOI
$409.5K $13.89/SF
Area
San Diego County, CA
Vacancy
9.20%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
15.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$8,189,560
Cap Rate 7%
$5,849,686
Cap Rate 9%
$4,549,756
Alternative Uses
Best Use
Warehouse
$5.85M
$5.12M – $6.82M
NOI $409,478 @ 7.0% cap · market cap 6.17%
Second Best
Industrial
$4.82M
$4.22M – $5.62M
NOI $337,218 @ 7.0% cap · market cap 5.08%
Theoretical Best
Office A
$13.50M
$11.82M – $15.76M
NOI $945,313 @ 7.0% cap · market cap 14.25%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
1,051
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Market
Vacancy Rate% for Industrial in West region
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Frequently Asked Questions
What type of property is this?
Manufacturing property - 29,475 SF freestanding building with fenced yard in Vista.
Where is this manufacturing property located?
The property is located at 2425 La Mirada Dr Vista, CA.
What is the asking price?
The asking price for this property is $6,632,000.
What are key features of this property?
This property features: Freestanding 29,475 SF manufacturing/distribution building on 1.71 acres with a large, secure, fenced yard, loading area and parking lot.; Highly functional covered, sprinklered, exterior loading dock with 3 dock high truck positions.; 6,725 SF Office with approximately 1,600 SF convertible into warehouse mezzanine storage.
