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Property profile & analytics
OFF-MARKET
Estimated value
$5,700,000
Manufacturing properties
2865 Scott St 75 Vista, CA 92081-8555
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6539425
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
2003
Total area
31,582 SF
Lot
2.77 ac (120,661 SF)
Zoning code
INDUSTRIAL (M ZONE)
APN
219-011-94-00
UPID
US09-6539425
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
-
Twin Peaks Coffee Cafe & Coffee Shop
-
Coffee Blenders Specialty Food Shop (Bike/Boat/Book/etc) Store
-
Hargett Precision Products Industrial Manufacturer
-
NuZee, Inc. Industrial Manufacturer Production Facility
-
Life pack Labs Laboratory
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$5.70M
CAP Approach
CAP
$5.56M
Comparable Approach
Comparable
$7.20M
Blend (final)
Blend
$5.70M
Owner & transaction history
H G Fenton Property Company · 2 yrs held
H G Fenton Property Company
since 2024
Last sale
$5.7M
6 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
Apartment house (5+ units)
$9.3M
+13.3%
Retail stores
$9.3M
+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
$5,700,000
ML approach
$5,700,000
CAP Approach
CAP Return
Estimation
6%
$6,020,000
6.5%
$5,560,000
7%
$5,160,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$8,220,000
Current use
APARTMENT HOUSE (5+ UNITS)
$9,315,000
Change: +13% · Conversion: Difficult
RETAIL STORES
$9,275,000
Change: +13% · Conversion: Moderate
Blend value · Realmo final
$5.70M
Range $5.13M – $6.27M · ±10% · vs last sale $5.70M (Jun 25 2024)
Last sale anchor
$5.70M
Jun 25 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
$180 / 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
$58,719
Tax year 2024
Assessed value
$4,743,687
Assessed 2024
Previous assessed
$4,743,687
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$1,718,239
Assessed improvement
$3,025,448
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
2003
Heating
NONE
Units
1
Total area
31,582 SF
Lot
2.77 ac (120,661 SF)
Zoning code
INDUSTRIAL (M ZONE)
APN
219-011-94-00
UPID
US09-6539425
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
$8.2M
APARTMENT HOUSE (5+ UNITS)
Est. value
$9.3M
RETAIL STORES
Est. value
$9.3M
INDUSTRIAL (GENERAL) Current
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
2003
Heating
NONE
Units
1
Lot
2.77 ac
Current owner
From public records · entity-resolved
H G Fenton Property Company
Entity
Mailing address
7577 MSN VLY RD, SAN DIEGO, CA 92108-4432
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 26, 2024
—
H G Fenton Property Company
—
Deed
related
$100,000,000 · Us Bank Trust Co NA
Jun 25, 2024
—
H G Fenton Property Company
Hg Fenton Company
Deed
related
—
Feb 8, 2019
—
H G Fenton Prop Co
—
Grant Deed
related
$20,000,000 · Mufg Union Bk NA
Feb 25, 2004
—
H G Fenton Co
Cdec 753603 LLC
Grant Deed
related
—
May 20, 2003
$5,700,000
H G Fenton Co
Vista Industrial Developers
Grant Deed
—
May 20, 2003
$5,373,000
Vista Industrial Developers
Vista Oaks Business Park LP
Grant Deed
related
—
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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