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Property profile & analytics
FOR LEASE
Manufacturing properties
2588 Progress St Vista, CA 92081
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9689872
For Lease
1 / 2
Contact for pricing
2588 Progress St, Vista, CA 92081
View Listing →
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1994
Total area
30,866 SF
Lot
2.71 ac (118,047 SF)
Zoning code
INDUSTRIAL (M ZONE)
APN
219-030-18-00
UPID
US09-9689872
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
-
Crossfit Trifecta Gym & Fitness Center
-
Ortho Kinetics Corporation Industrial Manufacturer Production Facility
-
Newsome Medical Medical Supply Store
-
Hometown Plumbing Plumbing Service General Contractor
-
Money Metrics Business Management Consultant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$7.35M
CAP Approach
CAP
$5.44M
Comparable Approach
Comparable
$5.72M
Blend (final)
Blend
$7.35M
Owner & transaction history
Vista Cvic Investors LLC · 1 yrs held
Vista Cvic Investors LLC
since 2024
Last sale
$7.4M
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
Auto repair, garage
$11.8M
+46.7%
Apartment house (5+ units)
$9.1M
+13.3%
Retail stores
$9.1M
+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
$7,350,000
ML approach
$7,350,000
CAP Approach
CAP Return
Estimation
6%
$5,885,000
6.5%
$5,435,000
7%
$5,045,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$8,035,000
Current use
AUTO REPAIR, GARAGE
$11,785,000
Change: +47% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$9,100,000
Change: +13% · Conversion: Difficult
RETAIL STORES
$9,065,000
Change: +13% · Conversion: Moderate
Blend value · Realmo final
$7.35M
Range $6.62M – $8.09M · ±10% · vs last sale $7.35M (Sep 13 2024)
Last sale anchor
$7.35M
Sep 13 2024
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
$238 / 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
$43,548
Tax year 2024
Assessed value
$2,690,678
Assessed 2024
Previous assessed
$2,690,678
+0.0% YoY
Effective rate
1.62%
On assessed value
Assessed land
$1,311,611
Assessed improvement
$1,379,067
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
For Lease
Year built
1994
Heating
NONE
Total area
30,866 SF
Lot
2.71 ac (118,047 SF)
Zoning code
INDUSTRIAL (M ZONE)
APN
219-030-18-00
UPID
US09-9689872
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
$8.0M
AUTO REPAIR, GARAGE
Est. value
$11.8M
APARTMENT HOUSE (5+ UNITS)
Est. value
$9.1M
RETAIL STORES
Est. value
$9.1M
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
1994
Heating
NONE
Lot
2.71 ac
Current owner
From public records · entity-resolved
Vista Cvic Investors LLC
Entity
Mailing address
31920 DEL OBISPO ST STE #260, SAN JUAN CAPISTRANO, CA 92675-3191
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
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
Sep 13, 2024
$7,350,000
Vista Cvic Investors LLC
Creekview Industrial Center LLC
Grant Deed
$2,150,000 · Aetna Health Of California INC
Apr 25, 2023
—
Creek View Industrial Center LLC
Maurice Pack
Quit Claim Deed
related
—
Nov 18, 2016
—
Pack,maurice & Charlyne Trust
—
Deed
related
—
Mar 17, 1993
—
Maurice Pack
—
Grant Deed
related
$1,116,866 · Inland Empire National Bank
Feb 2, 1990
—
Maurice Pack
Pack Charlyne M
Quit Claim Deed
related
$250,000 · Agri-empire
Feb 2, 1990
$620,000
Pack Maurice
Vista Land
Trustees Deed
—
—
—
Maurice Pack
—
Deed Of Trust
related
$1,643,158 · California Community Bank
—
—
Maurice Pack
—
Deed Of Trust
related
$350,000 · California Community Bank
—
—
Pack,maurice & Charlyne Trust
—
Loan Modification
related
—
—
—
Maurice Pack
—
Deed Of Trust
related
$1,900,219 · California Community Bank
—
—
Pack,maurice & Charlyne Trust
—
Loan Modification
related
—
—
—
Maurice Pack
—
Deed Of Trust
related
$1,150,000 · Union Bank Of California
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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