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Property profile & analytics
OFF-MARKET
Estimated value
$1,875,000
Manufacturing properties
2580 Fortune Way Vista, CA 92081-8441
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9680745
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
2000
Total area
6,880 SF
Lot
0.59 ac (25,700 SF)
Zoning code
INDUSTRIAL (M ZONE)
APN
219-031-30-00
UPID
US09-9680745
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.75M
CAP Approach
CAP
$1.21M
Comparable Approach
Comparable
$2.57M
Blend (final)
Blend
$1.88M
Owner & transaction history
Vandelay Worldwide LLC · 1 yrs held
Vandelay Worldwide LLC
since 2025
Last sale
$2.0M
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
$2.6M
+46.7%
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
$1,760,000
ML approach
$1,750,000
CAP Approach
CAP Return
Estimation
6%
$1,310,000
6.5%
$1,210,000
7%
$1,125,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$1,790,000
Current use
AUTO REPAIR, GARAGE
$2,625,000
Change: +47% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$2,030,000
Change: +13% · Conversion: Difficult
RETAIL STORES
$2,020,000
Change: +13% · Conversion: Moderate
Blend value · Realmo final
$1.88M
Range $1.69M – $2.06M · ±10% · vs last sale $2.00M (Jan 30 2025)
Last sale anchor
$2.00M
Jan 30 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
$273 / 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
$21,675
Tax year 2024
Assessed value
$1,976,760
Assessed 2024
Previous assessed
$1,976,760
+0.0% YoY
Effective rate
1.10%
On assessed value
Assessed land
$624,240
Assessed improvement
$1,352,520
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
2000
Heating
NONE
Units
1
Total area
6,880 SF
Lot
0.59 ac (25,700 SF)
Zoning code
INDUSTRIAL (M ZONE)
APN
219-031-30-00
UPID
US09-9680745
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
AUTO REPAIR, GARAGE
Est. value
$2.6M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.0M
RETAIL STORES
Est. value
$2.0M
INDUSTRIAL (GENERAL) 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
2000
Heating
NONE
Units
1
Lot
0.59 ac
Current owner
From public records · entity-resolved
Vandelay Worldwide LLC
Entity
Mailing address
11980 WOODSIDE AVE STE #1, LAKESIDE, CA 92040-2924
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
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 30, 2025
$1,995,000
Vandelay Worldwide LLC
Nachal Vista LLC
Grant Deed
$1,500,000 · American Business Bank
Jun 2, 2022
—
Nachal Vista LLC
—
Deed
related
$1,288,500 · California Cu
Apr 11, 2022
$1,900,000
Nachal Vista LLC
Fortune Way LLC
Grant Deed
—
Dec 30, 2019
—
Fortune Way LLC
Wayne Family Trust
Quit Claim Deed
related
—
Mar 29, 2019
—
Jon G Wayne
—
Deed
related
$300,000 · Wells Fargo Bank NA
Feb 28, 2019
—
Wayne Family Trust
—
Deed
related
$337,000 · Wells Fargo Bk
Feb 21, 2019
$617,500
Jon G Wayne
Curtis J Mcbride
Grant Deed
$338,000 · Wells Fargo Bank NA
Nov 30, 2018
—
Mcbride Trust
Fortune Way LLC
Quit Claim Deed
—
Apr 30, 1999
—
Fortune Way LLC
—
Grant Deed
related
$390,000 · Bank Of Commerce
Oct 31, 1997
$111,000
Fortune Way LLC
Fortune Vista LP
Grant Deed
related
$48,500 · Bank Of Commerce
May 15, 1997
$525,000
Furtune Vista LP
Albert A Pinamonti Trust
Grant Deed
—
Jul 11, 1994
$974,950
Trebla INC Psp Trust
Vista Business P
Trustees Deed
—
—
—
Wayne Family Trust
—
Deed Of Trust
related
$337,000 · Wells Fargo Bk
—
—
Fortune Vista LP
—
Deed Of Trust
related
$205,000 · Grossmont 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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