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Property profile & analytics
OFF-MARKET
Estimated value
$14,490,000
Manufacturing properties
1385 Park Ctr Dr Vista, CA 92081-8338
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9662113
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1996
Total area
46,031 SF
Lot
3.64 ac (158,558 SF)
Zoning code
INDUSTRIAL (M ZONE)
APN
219-541-12-00
UPID
US09-9662113
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
-
Pro Systems Live Tech Support Center Rental Equipment Company
-
OPTEC International, Inc. Department Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$10.45M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$17.20M
Blend (final)
Blend
$14.49M
Owner & transaction history
Quill Holdings LLC · 3 yrs held
Quill Holdings LLC
since 2023
Last sale
$15.0M
7 recorded transactions
Zoning & alternative use
INDUSTRIAL (M ZONE) · Vista, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
Layer: Zoning (ID: 0)
Top alternative use upside
Medical building
$21.8M
+82.3%
Auto repair, garage
$17.6M
+46.7%
Apartment house (5+ units)
$13.6M
+13.3%
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
$14,815,000
ML approach
$10,445,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$11,980,000
Current use
MEDICAL BUILDING
$21,845,000
Change: +82% · Conversion: Difficult
AUTO REPAIR, GARAGE
$17,575,000
Change: +47% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$13,575,000
Change: +13% · Conversion: Difficult
RETAIL STORES
$13,515,000
Change: +13% · Conversion: Moderate
Blend value · Realmo final
$14.49M
Range $13.04M – $15.94M · ±10% · vs last sale $15.00M (Feb 27 2023)
Last sale anchor
$15.00M
Feb 27 2023
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
$315 / 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
$174,383
Tax year 2024
Assessed value
$15,300,000
Assessed 2024
Previous assessed
$15,300,000
+0.0% YoY
Effective rate
1.14%
On assessed value
Assessed land
$4,845,000
Assessed improvement
$10,455,000
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1996
Heating
NONE
Units
1
Total area
46,031 SF
Lot
3.64 ac (158,558 SF)
Zoning code
INDUSTRIAL (M ZONE)
APN
219-541-12-00
UPID
US09-9662113
Jurisdiction
SAN DIEGO
Zoning & alternative use
INDUSTRIAL (M ZONE) · Vista, CAZoning 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
Source
Layer: Zoning (ID: 0)
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$12.0M
MEDICAL BUILDING
Est. value
$21.8M
AUTO REPAIR, GARAGE
Est. value
$17.6M
APARTMENT HOUSE (5+ UNITS)
Est. value
$13.6M
RETAIL STORES
Est. value
$13.5M
INDUSTRIAL (GENERAL) Current
MEDICAL BUILDING
AUTO REPAIR, GARAGE
APARTMENT HOUSE (5+ UNITS)
RETAIL STORES
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
1996
Heating
NONE
Units
1
Lot
3.64 ac
Current owner
From public records · entity-resolved
Quill Holdings LLC
Entity
Mailing address
1125 JOSHUA WAY, VISTA, CA 92081-7840
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
16 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 18, 2024
—
Quill Holdings LLC
—
Deed
related
$5,004,000 · California Statewide Certified Developme
Feb 27, 2023
$15,000,000
Quill Holdings LLC
Bre 1385 Park Center Owner LLC
Grant Deed
$8,841,700 · Mufg Union Bank NA
Apr 8, 2022
—
Bre 1385 Park Center Owner LLC
—
Deed
related
—
Feb 19, 2019
—
Bre 1385 Park Center Owner LLC
—
Deed
related
—
Sep 27, 2018
$6,536,500
1385 Park Center Owner LLC
Sr17 Vista Portfolio LLC
Grant Deed
—
May 26, 2017
—
Arka Vista I LP
—
Deed
related
$3,328,779 · Community Bk
Feb 28, 2014
$13,240,000
Arka Vista I LP
Pfrs San Diego Corp
Grant Deed
$3,300,000 · Community Bank
Feb 28, 2014
—
Arka Vista I LP
Pfrs San Diego Corp
Trustees Deed
$3,100,000 · Community Bk
Aug 31, 2006
—
Pfrs San Diego Corp
Rci Vista LLC
Grant Deed
$10,600,000 · Wachovia Bank NA
Apr 29, 2004
—
Rci Vista LLC
—
Deed Of Trust
related
$3,894,000 · Key Bank NA
Mar 31, 1999
$14,350,000
Rci Vista LLC
Vista Industrial V LLC,
Grant Deed
related
—
Jun 26, 1997
—
Vista Industrial V LLC
B & I Associates LLC Etal,
Grant Deed
related
—
May 31, 1996
—
B & I Associates LLC
Mitsui Fudosan USA INC
Grant Deed
$2,325,000 · Internationale Nederlanden Cap
—
—
Rci Vista LLC
—
Deed Of Trust
related
$4,217,978 · Citizens Business Bank
—
—
Rci Visya LLC
—
Deed Of Trust
related
$7,550,000 · Citizens Business Bank
—
—
Arka Vista I LP
—
Loan Modification
related
$3,328,779 · Community Bk
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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