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Property profile & analytics
OFF-MARKET
Estimated value
$7,755,000
Warehouses
2525 Birch St Vista, CA 92081-8433
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9659671
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1990
Total area
32,512 SF
Lot
1.42 ac (61,855 SF)
Zoning code
INDUSTRIAL (M ZONE)
APN
217-253-06-00
UPID
US09-9659671
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
-
Fresh Creative Foods - Birch Big Box & Wholesale Store Food Market
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$8.61M
CAP Approach
CAP
$6.95M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$7.76M
Owner & transaction history
Rewarding 1031 LLC · 4 yrs held
Rewarding 1031 LLC
since 2021
Last sale
$7.2M
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
$12.4M
+34.7%
Apartment house (5+ units)
$9.6M
+4.1%
Retail stores
$9.5M
+3.6%
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
$8,835,000
ML approach
$8,605,000
CAP Approach
CAP Return
Estimation
6%
$7,530,000
6.5%
$6,950,000
7%
$6,450,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$9,215,000
Current use
AUTO REPAIR, GARAGE
$12,410,000
Change: +35% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$9,590,000
Change: +4% · Conversion: Difficult
RETAIL STORES
$9,545,000
Change: +4% · Conversion: Moderate
Blend value · Realmo final
$7.76M
Range $6.98M – $8.53M · ±10% · vs last sale $7.20M (Nov 22 2021)
Last sale anchor
$7.20M
Nov 22 2021
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
$239 / 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
$86,471
Tax year 2024
Assessed value
$7,490,880
Assessed 2024
Previous assessed
$7,490,880
+0.0% YoY
Effective rate
1.15%
On assessed value
Assessed land
$2,601,000
Assessed improvement
$4,889,880
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1990
Heating
NONE
Units
1
Total area
32,512 SF
Lot
1.42 ac (61,855 SF)
Zoning code
INDUSTRIAL (M ZONE)
APN
217-253-06-00
UPID
US09-9659671
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
WAREHOUSE, STORAGE Current
Est. value
$9.2M
AUTO REPAIR, GARAGE
Est. value
$12.4M
APARTMENT HOUSE (5+ UNITS)
Est. value
$9.6M
RETAIL STORES
Est. value
$9.5M
WAREHOUSE, STORAGE Current
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
1990
Heating
NONE
Units
1
Lot
1.42 ac
Current owner
From public records · entity-resolved
Rewarding 1031 LLC
Entity
Mailing address
1270 PLUM TREE RD, CARLSBAD, CA 92011-2505
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
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
Feb 3, 2026
—
Birch Forte Group LLC
—
Deed
related
$1,000,000 · Lone Oak Fund LLC
Nov 22, 2021
$7,200,000
Rewarding 1031 LLC
Birch Vista LLC
Grant Deed
—
Jul 10, 2017
$4,150,000
Birch Vista LLC
Tor Investments LP
Grant Deed
$2,800,000 · Jpmorgan Chase Bank NA
Jan 18, 2013
$2,475,000
Tor Investments LP
Riley Frances O Trust
Grant Deed
—
Jan 4, 2012
—
Riley Frances O Trust
Riley Ranny Trust
Quit Claim Deed
related
—
Nov 22, 2002
$3,300,000
Riley,tr
Jensen,tr
Grant Deed
$996,571 · Jensen Trust
—
—
Riley Ranny Trust
—
Deed Of Trust
related
$1,000,000 · Regents Bank
—
—
J P B Associates
—
Deed Of Trust
related
$1,076,250 · Capital Bank North County
—
—
Tor Investments LP
—
Deed Of Trust
related
$1,250,000 · California Bank & Trust
—
—
Jensen Trust
—
Deed Of Trust
related
$1,625,000 · Mellon First Business Bank
—
—
Riley Ranny Trust Agreement
—
Deed Of Trust
related
$300,000 · Regents Bank
—
—
Riley Ranny Trust
—
Deed Of Trust
related
$1,320,000 · Regents 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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