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Property profile & analytics
OFF-MARKET
Estimated value
$770,000
Medical Office Space
1035 Grand Ave Escondido, CA 92025-4601
Trust Owned
Free & Clear
Property ID
US09-7442549
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
1974
Total area
2,704 SF
Lot
0.17 ac (7,306 SF)
Zoning code
RESTRICTED COMMERCIAL
APN
230-331-05-00
UPID
US09-7442549
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
-
Las Palmas Medical Group Escondido Medical Clinic
-
Irma Lopez, MD Pediatrician Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$740k
Comparable Approach
Comparable
$587k
Blend (final)
Blend
$770k
Owner & transaction history
The Ghafouri Safa Living Trust
The Ghafouri Safa Living Trust
since 2025
Last sale
$875,000
4 recorded transactions
Zoning & alternative use
RESTRICTED COMMERCIAL · Escondido, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.0M
+26.1%
Office building
$975,000
+19.1%
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 Escondido submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Escondido 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$800,000
6.5%
$740,000
7%
$685,000
Alternative Use
Use
Estimation
MEDICAL BUILDING
$820,000
Current use
AUTO REPAIR, GARAGE
$1,030,000
Change: +26% · Conversion: Difficult
OFFICE BUILDING
$975,000
Change: +19% · Conversion: Easy
WAREHOUSE, STORAGE
$740,000
Change: -9% · Conversion: Difficult
Blend value · Realmo final
$770k
Range $693k – $847k · ±10% · vs last sale $875k (Jul 31 2025)
Last sale anchor
$875k
Jul 31 2025
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
$285 / 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
$5,549
Tax year 2024
Assessed value
$483,574
Assessed 2024
Previous assessed
$483,574
+0.0% YoY
Effective rate
1.15%
On assessed value
Assessed land
$170,672
Assessed improvement
$312,902
Applied tax rate
4.0000
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
Medical Office Space
Use group
MEDICAL BUILDING
Status
Off-Market
Year built
1974
Heating
NONE
Total area
2,704 SF
Lot
0.17 ac (7,306 SF)
Zoning code
RESTRICTED COMMERCIAL
APN
230-331-05-00
UPID
US09-7442549
Jurisdiction
SAN DIEGO
Zoning & alternative use
RESTRICTED COMMERCIAL · Escondido, CA
Zoning RESTRICTED COMMERCIAL · permitted uses
RESTRICTED COMMERCIAL · Escondido, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Escondido. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
MEDICAL BUILDING Current
Est. value
$820,000
AUTO REPAIR, GARAGE
Est. value
$1.0M
OFFICE BUILDING
Est. value
$975,000
WAREHOUSE, STORAGE
Est. value
$740,000
MEDICAL BUILDING Current
AUTO REPAIR, GARAGE
OFFICE BUILDING
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
1974
Heating
NONE
Lot
0.17 ac
Current owner
From public records · entity-resolved
The Ghafouri Safa Living Trust
Trust
Free & Clear · 0 yrs held
Mailing address
PO BOX 323, ESCONDIDO, CA 92033-0323
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 31, 2025
$875,000
The Ghafouri Safa Living Trust
The Cynthia M Odonnell Family Trust
Grant Deed
—
Jun 13, 2017
—
Odonnell,cynthia M Family Trust
Odonnell,cynthia
Quit Claim Deed
related
—
May 30, 2017
—
Veronica R Tasher
Narko Edwin G & F S Trust
Quit Claim Deed
related
—
Feb 27, 2017
—
Cynthia Odonnell
Narko,edwin G
Affidavit Of Death
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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