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Property profile & analytics
OFF-MARKET
Estimated value
$24,240,000
Apartment buildings
1070 Washington Ave 90 Escondido, CA 92025-3251
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9569087
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1982
Total area
88,301 SF
Lot
2.68 ac (116,740 SF)
Zoning code
R-3:RESTRICTED MULTIPLE
APN
230-052-28-00
UPID
US09-9569087
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
-
Facility Builders & Erectors Escondido Office Construction Company
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$22.46M
Comparable Approach
Comparable
$29.92M
Blend (final)
Blend
$24.24M
Owner & transaction history
1070 90 E Washington Ca LP · 4 yrs held
1070 90 E Washington Ca LP
since 2021
Last sale
$24.1M
7 recorded transactions
Zoning & alternative use
R-3:RESTRICTED MULTIPLE · Escondido, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$33.7M
+65.4%
Office building
$31.8M
+56.2%
Medical building
$26.7M
+31.2%
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
$26,405,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$24,325,000
6.5%
$22,455,000
7%
$20,850,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$20,380,000
Current use
AUTO REPAIR, GARAGE
$33,710,000
Change: +65% · Conversion: Difficult
OFFICE BUILDING
$31,840,000
Change: +56% · Conversion: Moderate
MEDICAL BUILDING
$26,745,000
Change: +31% · Conversion: Moderate
WAREHOUSE, STORAGE
$24,220,000
Change: +19% · Conversion: Difficult
Blend value · Realmo final
$24.24M
Range $21.82M – $26.66M · ±10% · vs last sale $24.05M (Aug 26 2021)
Last sale anchor
$24.05M
Aug 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
$275 / 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
$287,220
Tax year 2024
Assessed value
$25,185,883
Assessed 2024
Previous assessed
$25,185,883
+0.0% YoY
Effective rate
1.14%
On assessed value
Assessed land
$5,202,000
Assessed improvement
$19,983,883
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1982
Heating
NONE
Units
130
Total area
88,301 SF
Lot
2.68 ac (116,740 SF)
Zoning code
R-3:RESTRICTED MULTIPLE
APN
230-052-28-00
UPID
US09-9569087
Jurisdiction
SAN DIEGO
Zoning & alternative use
R-3:RESTRICTED MULTIPLE · Escondido, CA
Zoning R-3:RESTRICTED MULTIPLE · permitted uses
R-3:RESTRICTED MULTIPLE · 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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$20.4M
AUTO REPAIR, GARAGE
Est. value
$33.7M
OFFICE BUILDING
Est. value
$31.8M
MEDICAL BUILDING
Est. value
$26.7M
WAREHOUSE, STORAGE
Est. value
$24.2M
APARTMENT HOUSE (5+ UNITS) Current
AUTO REPAIR, GARAGE
OFFICE BUILDING
MEDICAL 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
1982
Heating
NONE
Units
130
Lot
2.68 ac
Current owner
From public records · entity-resolved
1070 90 E Washington Ca LP
Entity
Mailing address
345 PARK AVE, NEW YORK, NY 10154-0004
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
Aug 26, 2021
$24,050,000
1070 90 E Washington Ca LP
610 Eav LLC
Grant Deed
$1,000 · Morgan Stanley Bank NA
Sep 13, 2018
—
610 Eav LLC
Laurie Anne Victoria
Grant Deed
$9,942,000 · City National Bank
Oct 2, 2003
—
Prebys,tr
Coinmach Corp
Deed Of Trust
related
$4,200,000 · Union Bank Of California
Mar 8, 1996
$3,700,000
Prebys Trust
Fnb Real Estate Corp
Grant Deed
—
Jun 30, 1995
$2,890,000
Imperial Savings Association
Washington Street Assoc Ltd
Trustees Deed
related
—
—
—
Washington Stree
—
Deed Of Trust
related
$4,600,000 · Imperial Federal Savings Assn
—
—
Prebys,conrad Trust
—
Deed Of Trust
related
$10,500,000 · City Nat'l Bk
—
—
Prebys Conrad Trust
—
Deed Of Trust
related
$8,000,000 · Citibank West Fsb
—
—
St As Washington
—
Deed Of Trust
related
$250,000 · Palmer G H
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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