Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$1,800,000
Manufacturing properties
451 Olive Ave Vista, CA 92083-3437
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9659159
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1970
Total area
8,512 SF
Lot
1.08 ac (47,044 SF)
Zoning code
INDUSTRIAL (M ZONE)
APN
163-130-18-00
UPID
US09-9659159
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
-
NK Towing Auto Repair Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.80M
CAP Approach
CAP
$1.50M
Comparable Approach
Comparable
$1.56M
Blend (final)
Blend
$1.80M
Owner & transaction history
Amaca Properties LLC · 2 yrs held
Amaca Properties LLC
since 2024
Last sale
$1.8M
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
Apartment house (5+ units)
$2.8M
+28.6%
Warehouse, storage
$2.4M
+10.7%
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
$1,800,000
ML approach
$1,800,000
CAP Approach
CAP Return
Estimation
6%
$1,625,000
6.5%
$1,500,000
7%
$1,390,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$2,180,000
Current use
APARTMENT HOUSE (5+ UNITS)
$2,800,000
Change: +29% · Conversion: Difficult
WAREHOUSE, STORAGE
$2,410,000
Change: +11% · Conversion: Easy
Blend value · Realmo final
$1.80M
Range $1.62M – $1.98M · ±10% · vs last sale $1.80M (May 9 2024)
Last sale anchor
$1.80M
May 9 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
$211 / 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
$27,383
Tax year 2024
Assessed value
$2,387,718
Assessed 2024
Previous assessed
$2,387,718
+0.0% YoY
Effective rate
1.15%
On assessed value
Assessed land
$1,193,859
Assessed improvement
$1,193,859
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
1970
Heating
NONE
Units
1
Total area
8,512 SF
Lot
1.08 ac (47,044 SF)
Zoning code
INDUSTRIAL (M ZONE)
APN
163-130-18-00
UPID
US09-9659159
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
$2.2M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.8M
WAREHOUSE, STORAGE
Est. value
$2.4M
INDUSTRIAL (GENERAL) Current
APARTMENT HOUSE (5+ UNITS)
WAREHOUSE, STORAGE
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
1970
Heating
NONE
Units
1
Lot
1.08 ac
Current owner
From public records · entity-resolved
Amaca Properties LLC
Entity
Mailing address
2940 LYTTON ST, SAN DIEGO, CA 92110-4811
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
18 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 9, 2024
$1,800,500
Amaca Properties LLC
Elan Group Of Companies INC
Grant Deed
$1,800,000 · Sunflower Bank NA
Dec 14, 2020
$2,250,000
Elan Group Of Companies INC
Aktar LLC
Grant Deed
—
Nov 28, 2018
—
Aktar LLC
—
Deed
related
$1,500,000 · Miscellaneous Ins Co
Jun 13, 2018
—
Aktar LLC
Aktar LLC
Quit Claim Deed
related
—
Jun 12, 2018
—
Robert J Feller
Feller,nancy
Quit Claim Deed
related
$915,000 · West Valley National Bank
Jan 25, 2018
$212,000
Amir M Irvani
Iravani,amir M
Grant Deed
—
Aug 23, 2017
—
Aktar LLC
Iravani,amir M
Quit Claim Deed
related
—
Nov 22, 2013
$1,060,000
Amir Mohsen Iravani
George R Acosta
Grant Deed
$536,095 · Plaza Bank
Jun 22, 2012
$1,150,000
George R Acosta
Ap Mortgage Co
Grant Deed
$862,500 · Ap Mortgage
Mar 6, 2012
$1,203,863
Ap Mtg
Asset Foreclosure Svcs INC
Trustees Deed
related
—
Nov 21, 2005
—
Susan Flynn
Patrick Hermene Flynn
Affidavit Of Death Of Joint Tenant
related
$80,000 · Temecula Valley Bank
Oct 16, 2001
$830,000
Patrick Flynn
B Three
Grant Deed
$768,000 · Capital Bank North County
May 10, 1991
$490,000
B Three
Kimmel Trust
Grant Deed
$253,500 · Union Bank
—
—
Amir M Iravani
—
Deed Of Trust
related
$536,095 · Plaza Bank NA
—
—
George Acosta
—
Deed Of Trust
related
$100,000 · Weintraub & Selth Apc
—
—
George R Acosta
—
Deed Of Trust
related
$425,000 · Gary Hartog
—
—
Aktar LLC
—
Deed Of Trust
related
$1,500,000 · Miscellaneous Ins Co
—
—
B Three
—
Deed Of Trust
related
$210,000 · Cdc Small Business Finance Co
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 451 Olive Ave?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
