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Property profile & analytics
OFF-MARKET
Estimated value
$1,245,000
Industrial properties
1061 La Mirada Ct Vista, CA 92081-7874
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9649667
Property profile
Verified
Property type
Industrial properties
Use group
CONDOMINIUMS (INDUSTRIAL)
Year built
2007
Total area
4,653 SF
Lot
3.78 ac (164,661 SF)
Zoning code
INDUSTRIAL (M ZONE)
APN
217-251-47-03
UPID
US09-9649667
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
-
WestBrew Production Facility Brewery & Distillery
-
WestBrew Vista Production Facility Brewery & Distillery
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.13M
CAP Approach
CAP
$820k
Comparable Approach
Comparable
$1.74M
Blend (final)
Blend
$1.25M
Owner & transaction history
Harvest Kitchen Real Estate LLC · 1 yrs held
Harvest Kitchen Real Estate LLC
since 2025
Last sale
$1.7M
7 recorded transactions
Zoning & alternative use
INDUSTRIAL (M ZONE) · Vista, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.8M
+46.7%
Retail stores
$1.4M
+12.8%
Warehouse, storage
$1.3M
+8.9%
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
$1,060,000
ML approach
$1,125,000
CAP Approach
CAP Return
Estimation
6%
$885,000
6.5%
$820,000
7%
$760,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$1,210,000
Current use
AUTO REPAIR, GARAGE
$1,775,000
Change: +47% · Conversion: Easy
RETAIL STORES
$1,365,000
Change: +13% · Conversion: Moderate
WAREHOUSE, STORAGE
$1,320,000
Change: +9% · Conversion: Easy
OFFICE BUILDING
$1,045,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$1.25M
Range $1.12M – $1.37M · ±10% · vs last sale $1.70M (Jan 1 2025)
Last sale anchor
$1.70M
Jan 1 2025
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
$268 / 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
$19,800
Tax year 2024
Assessed value
$1,377,000
Assessed 2024
Previous assessed
$1,377,000
+0.0% YoY
Effective rate
1.44%
On assessed value
Assessed land
$510,000
Assessed improvement
$867,000
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
Industrial properties
Use group
CONDOMINIUMS (INDUSTRIAL)
Status
Off-Market
Year built
2007
Heating
NONE
Units
1
Total area
4,653 SF
Lot
3.78 ac (164,661 SF)
Zoning code
INDUSTRIAL (M ZONE)
APN
217-251-47-03
UPID
US09-9649667
Jurisdiction
SAN DIEGO
Zoning & alternative use
INDUSTRIAL (M ZONE) · Vista, CA
Zoning INDUSTRIAL (M ZONE) · permitted uses
INDUSTRIAL (M ZONE) · 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
INDUSTRIAL (GENERAL) Current
Est. value
$1.2M
AUTO REPAIR, GARAGE
Est. value
$1.8M
RETAIL STORES
Est. value
$1.4M
WAREHOUSE, STORAGE
Est. value
$1.3M
OFFICE BUILDING
Est. value
$1.0M
INDUSTRIAL (GENERAL) Current
AUTO REPAIR, GARAGE
RETAIL STORES
WAREHOUSE, STORAGE
OFFICE BUILDING
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
3.78 ac
Current owner
From public records · entity-resolved
Harvest Kitchen Real Estate LLC
Entity
Mailing address
23832 HILLHURST DR, LAGUNA NIGUEL, CA 92677-2237
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
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 1, 2025
$1,700,000
Harvest Kitchen Real Estate LLC
Samnani Holdings LLC
Grant Deed
$1,130,656 · Zb NA
Mar 15, 2023
$1,350,000
Samnani Holdings LLC
Sea Properties LLC
Grant Deed
$750,000 · Citizens Business Bank
Nov 23, 2021
—
The Sea Properties LLC
—
Deed
related
—
Aug 20, 2019
—
Sea Properties LLC
—
Deed
related
—
Nov 26, 2018
—
By Sea Properties LLC
—
Deed
related
$454,364 · Business Fin Cap
Nov 14, 2018
$890,000
Sea Properties LLC
Zenon LLC
Grant Deed
$454,364 · Private Business Capital
Nov 14, 2018
—
Sea Properties LLC
—
Deed
related
$363,491 · Private Business Capital
Jul 29, 2008
$872,500
Zenon LLC
Wells Lloyd H Trust
Grant Deed
$510,000 · Torrey Pines Bank
—
—
By Sea Properties LLC
—
Deed Of Trust
related
$454,364 · Business Fin Cap
—
—
Sea Properties LLC
—
Deed Of Trust
related
$377,000 · Business Fin Cap
—
—
Zenon LLC
—
Deed Of Trust
related
$388,000 · Cdc Small Business Finance Co
—
—
Sea Properties LLC
—
Deed Of Trust
related
—
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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