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Property profile & analytics
OFF-MARKET
Estimated value
$1,285,000
Manufacturing properties
2130 La Mirada Dr Vista, CA 92081-8815
Entity Owned
12-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-9649672
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1997
Total area
6,930 SF
Lot
1.02 ac (44,431 SF)
Zoning code
INDUSTRIAL (M ZONE)
APN
219-531-24-00
UPID
US09-9649672
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
-
VetSource Inc Construction Company
-
Vadnais Trenchless Services Inc. General Contractor
-
ARB, Inc. Construction Company
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.22M
Comparable Approach
Comparable
$945k
Blend (final)
Blend
$1.29M
Owner & transaction history
Vadnais Trenchless Svcs INC · 12 yrs held
Vadnais Trenchless Svcs INC
since 2014
6 recorded transactions
Zoning & alternative use
INDUSTRIAL (M ZONE) · Vista, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$2.0M
+13.3%
Retail stores
$2.0M
+12.8%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$1,320,000
6.5%
$1,220,000
7%
$1,135,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$1,805,000
Current use
APARTMENT HOUSE (5+ UNITS)
$2,045,000
Change: +13% · Conversion: Difficult
RETAIL STORES
$2,035,000
Change: +13% · Conversion: Moderate
Blend value · Realmo final
$1.29M
Range $1.16M – $1.41M · ±10%
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
$185 / 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
$37,224
Tax year 2024
Assessed value
$2,734,146
Assessed 2024
Previous assessed
$2,734,146
+0.0% YoY
Effective rate
1.36%
On assessed value
Assessed land
$1,802,737
Assessed improvement
$931,409
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
1997
Heating
NONE
Units
1
Total area
6,930 SF
Lot
1.02 ac (44,431 SF)
Zoning code
INDUSTRIAL (M ZONE)
APN
219-531-24-00
UPID
US09-9649672
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
$1.8M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.0M
RETAIL STORES
Est. value
$2.0M
INDUSTRIAL (GENERAL) Current
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
1997
Heating
NONE
Units
1
Lot
1.02 ac
Current owner
From public records · entity-resolved
Vadnais Trenchless Svcs INC
Entity
Free & Clear · 12 yrs held
Mailing address
6920 POINTE INVERNESS WAY STE #301, FORT WAYNE, IN 46804-7926
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2014
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 5, 2014
$2,275,000
Vadnais Trenchless Svcs INC
Lucy Damien LLC
Grant Deed
—
Aug 18, 2008
$3,882,000
Lucy Damien LLC
Carlin Tom Trust
Grant Deed
$2,925,000 · Pacific Western Bank
Aug 29, 2006
—
Carlin Tom Trust
Carlin Trust
Quit Claim Deed
related
$350,000 · California Community Bank
Jun 14, 1995
$377,000
Loyal T Carlin
North County Industrial Park L
Grant Deed
$300,000 · First Interstate Bank Californ
Jun 28, 1994
$3,634,646
North County Industrial Park L P
—
Trustees Deed
related
—
Jun 28, 1994
—
North County Industrial Park L
—
Deed Of Trust
related
$1,817,000 · Union Bank
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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