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Property profile & analytics
OFF-MARKET
Estimated value
$5,380,000
Warehouses
2641 La Mirada Dr Vista, CA 92081-8435
Entity Owned
4-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-9689890
Property summary
AI-generated overview
This exceptional 28,728-square-foot creative office and industrial space at 2641 La Mirada Drive in Vista, California, presents a unique opportunity. Located in San Diego County, this single-tenant property boasts a prime location with convenient access via Coral Street. The building, completely renovated in 2023, features two stories with a striking 20-foot ceiling height. The interior showcases a modern, open design, perfect for a creative business. Highlights include an exposed lobby, open office areas with exposed ceilings, a brand-new kitchen/bistro area, and floor-to-ceiling glass lines offering abundant natural light. The property also includes a flexible warehouse space with dispersed power and newly painted walls. Exterior improvements include a newly repaved parking lot, an inviting outdoor patio, a new roof, and fresh exterior paint. The building offers two loading docks and two dock-high doors, along with substantial power (800a/480Y/277V). This fully renovated property is ready for immediate occupancy. The zip code is 92081.
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1989
Total area
22,536 SF
Lot
1.53 ac (66,646 SF)
Zoning code
INDUSTRIAL (M ZONE)
APN
217-253-13-00
UPID
US09-9689890
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
-
AccutTech, LLC Medical Supply Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$5.50M
CAP Approach
CAP
$4.82M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$5.38M
Owner & transaction history
2641 La Mirada LLC · 4 yrs held
2641 La Mirada LLC
since 2022
Last sale
$5.3M
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
$8.6M
+34.7%
Apartment house (5+ units)
$6.6M
+4.1%
Retail stores
$6.6M
+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
$5,415,000
ML approach
$5,500,000
CAP Approach
CAP Return
Estimation
6%
$5,220,000
6.5%
$4,815,000
7%
$4,475,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$6,385,000
Current use
AUTO REPAIR, GARAGE
$8,605,000
Change: +35% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$6,645,000
Change: +4% · Conversion: Difficult
RETAIL STORES
$6,615,000
Change: +4% · Conversion: Moderate
Blend value · Realmo final
$5.38M
Range $4.84M – $5.92M · ±10% · vs last sale $5.30M (Mar 2 2022)
Last sale anchor
$5.30M
Mar 2 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
$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
$64,692
Tax year 2024
Assessed value
$5,514,120
Assessed 2024
Previous assessed
$5,514,120
+0.0% YoY
Effective rate
1.17%
On assessed value
Assessed land
$1,872,720
Assessed improvement
$3,641,400
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
1989
Heating
NONE
Units
1
Total area
22,536 SF
Lot
1.53 ac (66,646 SF)
Zoning code
INDUSTRIAL (M ZONE)
APN
217-253-13-00
UPID
US09-9689890
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
$6.4M
AUTO REPAIR, GARAGE
Est. value
$8.6M
APARTMENT HOUSE (5+ UNITS)
Est. value
$6.6M
RETAIL STORES
Est. value
$6.6M
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
1989
Heating
NONE
Units
1
Lot
1.53 ac
Current owner
From public records · entity-resolved
2641 La Mirada LLC
Entity
Free & Clear · 4 yrs held
Mailing address
6628 N MOWER PL STE #440, SAN DIEGO, CA 92130-6823
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 2, 2022
$5,300,000
2641 La Mirada LLC
Bre 2641 La Mirada Owner LLC
Grant Deed
—
Feb 19, 2019
—
Bre 2641 La Mirada Owner LLC
—
Deed
related
—
Sep 27, 2018
$3,640,500
Bre 2641 La Mirada Owner LLC
Sr17 Vista Portfolio LLC
Grant Deed
—
Feb 28, 2014
—
Arka Vista I LP
Pfrs San Diego Corp
Trustees Deed
$3,100,000 · Community Bk
Aug 31, 2006
—
Pfrs San Diego Corp
Rci Vista LLC
Grant Deed
$10,600,000 · Wachovia Bank NA
Mar 31, 1999
$14,350,000
Rci Vista LLC
Vista Industria V LLC
Grant Deed
related
—
Feb 29, 1996
—
Hop Vista Partners LP
—
Deed Of Trust
related
$3,500,000 · First Pacific Bank
Apr 10, 1992
$1,725,000
Nissan Motor Corp
Unknown
Grant Deed
—
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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