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Property profile & analytics
OFF-MARKET
Estimated value
$8,550,000
Industrial land
Engineer St Vista, CA 92081
Entity Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9644506
Property profile
Verified
Property type
Industrial land
Use group
INDUSTRIAL - VACANT LAND
Lot
1.76 ac (76,665 SF)
Zoning code
INDUSTRIAL (M ZONE)
APN
219-532-25-00
UPID
US09-9644506
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$8.99M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$8.55M
Owner & transaction history
Rlif West LLC · 5 yrs held
Rlif West LLC
since 2021
Last sale
$8.0M
7 recorded transactions
Zoning & alternative use
INDUSTRIAL (M ZONE) · Vista, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
$9,210,000
ML approach
$8,990,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$8.55M
Range $7.70M – $9.41M · ±10% · vs last sale $8.00M (May 26 2021)
Last sale anchor
$8.00M
May 26 2021
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
—
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
$22,357
Tax year 2024
Assessed value
$2,032,213
Assessed 2024
Previous assessed
$2,032,213
+0.0% YoY
Effective rate
1.10%
On assessed value
Assessed land
$2,032,213
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
Industrial land
Use group
INDUSTRIAL - VACANT LAND
Status
Off-Market
Heating
NONE
Lot
1.76 ac (76,665 SF)
Zoning code
INDUSTRIAL (M ZONE)
APN
219-532-25-00
UPID
US09-9644506
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.
Building & site characteristics
From public records
Heating
NONE
Lot
1.76 ac
Current owner
From public records · entity-resolved
Rlif West LLC
Entity
Mailing address
201 WW ST STE #200, ANNAPOLIS, MD 21401-4656
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 26, 2021
$8,000,000
Rlif West LLC
Beverly A Adley
Grant Deed
—
Dec 12, 2019
—
Adley,r & B Survivors Trust
Adley Ronald & Beverl Trust
Quit Claim Deed
related
—
Apr 5, 2019
—
Adley,ronald & Beverly Trust
Adley,ronald D
Affidavit Of Death
related
—
Aug 24, 2018
—
Adley,ronald & Beverly Trust
Adley Ronald & Beverly Trust
Quit Claim Deed
related
$2,500,000 · Farmers & Merchants Bk/lng Bch
May 29, 2012
—
Adley Ronald & Beverly Trust
Adley,ronald D & Beverly A
Quit Claim Deed
related
—
May 13, 2008
$6,675,000
Ronald D Adley
Wells Lloyd Trust
Grant Deed
$2,705,000 · Citizens Business Bank
Nov 30, 2004
$3,300,000
Third I LLC
Fci Constructors INC
Grant Deed
—
Feb 11, 2002
—
Wells Trust
Temecula Business Park LLC
Grant Deed
related
—
—
—
Wells,tr
—
Deed Of Trust
related
$4,000,000 · Comerica Bank California
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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