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Property profile & analytics
OFF-MARKET
Estimated value
$2,955,000
Manufacturing properties
1930 Watson Way Vista, CA 92081-7964
Trust Owned
8-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9663546
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1986
Total area
26,338 SF
Lot
1.75 ac (76,230 SF)
Zoning code
INDUSTRIAL (M ZONE)
APN
217-023-29-00
UPID
US09-9663546
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
-
Wedefy Radio Station Telecommunications Service
-
Private Eyes Engineers Civil Engineer
-
Studio 94 Photography Photography Service (Bike/Boat/Book/etc) Store
-
Precision Metal Craft LLC General Contractor
-
Vista Gem and Mineral Society Association / Organization
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.96M
Owner & transaction history
Leonard,steven C Trust · 8 yrs held
Leonard,steven C Trust
since 2018
7 recorded transactions
Zoning & alternative use
INDUSTRIAL (M ZONE) · Vista, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$112 / 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
$43,016
Tax year 2024
Assessed value
$3,365,696
Assessed 2024
Previous assessed
$3,365,696
+0.0% YoY
Effective rate
1.28%
On assessed value
Assessed land
$1,177,993
Assessed improvement
$2,187,703
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
1986
Heating
NONE
Units
1
Total area
26,338 SF
Lot
1.75 ac (76,230 SF)
Zoning code
INDUSTRIAL (M ZONE)
APN
217-023-29-00
UPID
US09-9663546
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.
Building & site characteristics
From public records
Year built
1986
Heating
NONE
Units
1
Lot
1.75 ac
Current owner
From public records · entity-resolved
Leonard,steven C Trust
Trust
Mailing address
111 C ST #200, ENCINITAS, CA 92024-3514
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2018
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
May 2, 2022
—
Pacifica Real Estate IV LLC
—
Deed
related
$5,300,000 · Cmfg Life Insurance Co
Mar 27, 2018
—
Leonard,steven C Trust
Leonard,steven C
Quit Claim Deed
related
$5,800,000 · Miscellaneous Ins Co
Jul 9, 2015
—
Steven C Leonard
Leonard Cindy
Quit Claim Deed
related
—
Jul 9, 2015
$10,100,000
Sr28 Shadowridge LLC
Metropolitan Life Ins Co
Grant Deed
$5,800,000 · Miscellaneous Ins Co
Mar 13, 2013
—
Metropolitan Life Ins Co
Metropolitan Tower Life Ins Co
Quit Claim Deed
—
Dec 20, 2012
$9,000,000
Metropolitan Life Ins Co
Lba Realty Fund-co X LLC
Grant Deed
—
Dec 2, 2009
—
Lba Realty Fund-co X LLC
Lba Realty Fund-holding Co II
Quit Claim Deed
$25,888,000 · Metropolitan Life Insurance
Sep 27, 2004
—
Lba Realty Fund-holding Co II
Lba Realty Fund-gillette Avenu
Quit Claim Deed
related
—
Jul 23, 2004
—
Realty Fund Gillette Ave Lba
Prentiss Properties Acquisitio
Grant Deed
related
—
Feb 5, 1998
$4,825,000
Prentiss Properties Acquistion
Shadowridge Business Center
Grant Deed
—
—
—
Sr28 Shadowridge LLC
—
Loan Modification
related
$5,800,000 · Miscellaneous Ins Co
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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