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2641 La Mirada Dr, Vista, CA 92081
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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
Current use
Occupant on record · Public records
-
Medical Supply Store
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$5.50M
CAP Approach
CAP
$4.82M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$5.42M
Owner & transaction history
since 2022
Last sale
$5.3M
7 recorded transactions
Zoning & alternative use
INDUSTRIAL (M ZONE) · Vista, CA
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%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 4 comparables with addresses
4 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$5.42M
Value range
$4.87M – $5.96M
±10% around blend
Estimated value / SF
$240 / SF
Confidence
Low
4 county-verified comps
Property data
88
Market benchmarks
33
Comparable evidence
40
$4.87M
blend $5.42M
$5.96M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
22,536 SF
Lot area
1.53 ac
Year built
1989
APN
217-253-13-00
Zoning
INDUSTRIAL (M ZONE)
Assessed value
$5,514,120
Annual tax
$64,692
3
Income approach: direct capitalization
Partial preview
Income approach indication
$4.82M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$5.22M
@ 6.5% CAP return
$4.82M
@ 7% CAP return
$4.48M
4
Sales comparison
Partial preview
Sales approach indication
$5.08M
Weighted, 4 comps · low confidence
Evidence
4 found · 4 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
26.8 mi away · 18,335 SF
32.8 mi away · 19,350 SF
37.6 mi away · 26,708 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$5.42M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 463 sales
$283
-15%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $240/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Auto Repair, Garage
Gross theoretical uplift
+35%
vs current-use indication
Apartment House (5+ Units)
Retail Stores
Warehouse, Storage · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 4 sales
Market rates by use type
PDF export
Professional Plan · 30 reports
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Overview
Implied cap rate
5.80%
Implied, in-place cap rate for this warehouses
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 5.80%
9.0%
NOI (est.)
$371k *
Last sale · Mar 2022
$5.30M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$6.40M
Move the market yield to see immediate price impact.
Value / SF
$284
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.30%5.80%6.30%
$334k
$6.30M
$5.76M
$5.30M
$371k
$7.00M
$6.40M
$5.89M
$408k
$7.70M
$7.04M
$6.48M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
4 found
Low confidence · county-verified
Closest comparable
$4.40M
3.4 mi · Jan 2026 · $248/SF
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
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Status
For Sale
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, CAZoning INDUSTRIAL (M ZONE) · permitted uses
INDUSTRIAL (M ZONE) · Vista, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1989
Heating
NONE
Units
1
Lot
1.53 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
INDUSTRIAL (M ZONE)
Jurisdiction
Vista, CA
Recorded code
INDUSTRIAL (M ZONE)
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for INDUSTRIAL (M ZONE) in Vista, CA.
What opens after registration
Zoning profile
Official documentVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 30 · 300 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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