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Property profile & analytics
OFF-MARKET
Estimated value
$4,905,000
Manufacturing properties
2640 Business Park Dr Vista, CA 92081-7842
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US09-9665718
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1987
Total area
19,008 SF
Lot
1.27 ac (55,511 SF)
Zoning code
INDUSTRIAL (M ZONE)
APN
219-013-44-00
UPID
US09-9665718
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
-
Ecoxotic Industrial Manufacturer Production Facility
-
easihair pro Cosmetic Store Big Box & Wholesale Store
-
Fluidity Inc Plumbing Service General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.85M
CAP Approach
CAP
$3.35M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.91M
Owner & transaction history
2640 Business Park Drive LLC · 4 yrs held
2640 Business Park Drive LLC
since 2022
Last sale
$5.0M
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
$7.3M
+46.7%
Apartment house (5+ units)
$5.6M
+13.3%
Retail stores
$5.6M
+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
$4,680,000
ML approach
$4,845,000
CAP Approach
CAP Return
Estimation
6%
$3,625,000
6.5%
$3,345,000
7%
$3,105,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$4,950,000
Current use
AUTO REPAIR, GARAGE
$7,255,000
Change: +47% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$5,605,000
Change: +13% · Conversion: Difficult
RETAIL STORES
$5,580,000
Change: +13% · Conversion: Moderate
Blend value · Realmo final
$4.91M
Range $4.41M – $5.40M · ±10% · vs last sale $5.05M (Jun 8 2022)
Last sale anchor
$5.05M
Jun 8 2022
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
$258 / 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
$60,658
Tax year 2024
Assessed value
$5,251,922
Assessed 2024
Previous assessed
$5,251,922
+0.0% YoY
Effective rate
1.15%
On assessed value
Assessed land
$2,080,800
Assessed improvement
$3,171,122
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
1987
Heating
NONE
Units
1
Total area
19,008 SF
Lot
1.27 ac (55,511 SF)
Zoning code
INDUSTRIAL (M ZONE)
APN
219-013-44-00
UPID
US09-9665718
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
$5.0M
AUTO REPAIR, GARAGE
Est. value
$7.3M
APARTMENT HOUSE (5+ UNITS)
Est. value
$5.6M
RETAIL STORES
Est. value
$5.6M
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
1987
Heating
NONE
Units
1
Lot
1.27 ac
Current owner
From public records · entity-resolved
2640 Business Park Drive LLC
Entity
Mailing address
2640 BUSINESS PARK DR, VISTA, CA 92081-7842
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 9, 2022
—
2640 Business Park Drive LLC
—
Deed
related
$2,075,000 · Cdc Small Business Finance Corp
Jun 8, 2022
$5,048,000
2640 Business Park Drive LLC
Twinn Equities LP
Grant Deed
$2,525,000 · Zb NA
May 23, 2006
—
Twinn Equities
Trecde 544 LLC
Grant Deed
—
Oct 11, 2005
$2,125,000
Twinn Equities
L & M Properties LLC
Grant Deed
$1,445,000 · Southwest Community Bank
May 4, 1999
$2,288,500
Mitsui Fudosan USA INC
—
Grant Deed
related
—
Jan 20, 1999
—
L & M Properties LLC Etal
Low,lawrence J & Maura E
Quit Claim Deed
related
—
Aug 21, 1991
$1,243,500
Low Lawrence J
Mitsui Fudosan
Grant Deed
$631,500 · California First Bank
—
—
Low Lawrence J
—
Deed Of Trust
related
$522,000 · Cdc Small Business Finance Co
—
—
L & M Properties LLC
—
Deed Of Trust
related
$429,336 · City National Bank
—
—
Twinn Equities
—
Deed Of Trust
related
$1,375,000 · Bank Of America
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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