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Property profile & analytics
OFF-MARKET
Estimated value
$1,550,000
Manufacturing properties
110 Venture St San Marcos, CA 92078-4353
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9741164
Property summary
AI-generated overview
This exceptional 5,474-square-foot warehouse, located at 110 Venture St in San Marcos, California (zip code 92078), presents a compelling investment opportunity. Built in 1984 and extensively renovated in 2024, the property boasts a single-story design with a permitted M zoning designation within San Diego County. The asking price is $2,162,230, translating to a price per square foot of $395. The warehouse features an 18-foot ceiling height, ideal for various industrial uses, and includes one dock-high door for efficient loading and unloading. Ample parking is provided, with a ratio of 2.44 spaces per 1,000 square feet. The building's layout comprises approximately 80% warehouse space and 20% office space, offering flexibility for diverse operational needs. This single-tenant property is ready for immediate occupancy and represents a strong addition to any commercial real estate portfolio. Its strategic location in San Marcos, California, provides easy access to major transportation routes and a thriving business community.
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1984
Total area
5,376 SF
Lot
0.35 ac (15,184 SF)
Zoning code
INDUSTRIAL (M ZONE)
APN
220-370-01-00
UPID
US09-9741164
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
by Request
CAP Approach
CAP
$945k
Comparable Approach
Comparable
$2.09M
Blend (final)
Blend
$1.55M
Owner & transaction history
North City Enterprise LLC · 1 yrs held
North City Enterprise LLC
since 2025
Last sale
$2.1M
7 recorded transactions
Zoning & alternative use
INDUSTRIAL (M ZONE) · San Marcos, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$2.6M
+78.5%
Office building
$2.4M
+65.5%
Auto repair, garage
$2.1M
+43.6%
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 San Marcos submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs San Marcos 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%
$1,025,000
6.5%
$945,000
7%
$880,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$1,430,000
Current use
MEDICAL BUILDING
$2,550,000
Change: +79% · Conversion: Difficult
OFFICE BUILDING
$2,365,000
Change: +66% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,050,000
Change: +44% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$1,690,000
Change: +18% · Conversion: Difficult
Blend value · Realmo final
$1.55M
Range $1.40M – $1.71M · ±10% · vs last sale $2.05M (Oct 9 2024)
Last sale anchor
$2.05M
Oct 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
$288 / 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
$18,316
Tax year 2024
Assessed value
$1,651,176
Assessed 2024
Previous assessed
$1,651,176
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$1,020,000
Assessed improvement
$631,176
Applied tax rate
13.0000
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
1984
Heating
NONE
Units
1
Total area
5,376 SF
Lot
0.35 ac (15,184 SF)
Zoning code
INDUSTRIAL (M ZONE)
APN
220-370-01-00
UPID
US09-9741164
Jurisdiction
SAN DIEGO
Zoning & alternative use
INDUSTRIAL (M ZONE) · San Marcos, CA
Zoning INDUSTRIAL (M ZONE) · permitted uses
INDUSTRIAL (M ZONE) · San Marcos, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
San Marcos. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$1.4M
MEDICAL BUILDING
Est. value
$2.6M
OFFICE BUILDING
Est. value
$2.4M
AUTO REPAIR, GARAGE
Est. value
$2.1M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.7M
INDUSTRIAL (GENERAL) Current
MEDICAL BUILDING
OFFICE BUILDING
AUTO REPAIR, GARAGE
APARTMENT HOUSE (5+ UNITS)
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
1984
Heating
NONE
Units
1
Lot
0.35 ac
Current owner
From public records · entity-resolved
North City Enterprise LLC
Entity
Mailing address
23832 HILLHURST DR, LAGUNA NIGUEL, CA 92677-2237
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 9, 2025
$2,050,000
North City Enterprise LLC
Samnani Holdings LLC
Grant Deed
$1,025,000 · Jpmorgan Chase Bank NA
Jan 9, 2025
—
North City Enterprise LLC
—
Deed
related
$843,000 · Business Finance Capital
Feb 8, 2023
$4,844,000
Samnani Holdings LLC
Jack W Popoff
Grant Deed
$1,200,000 · Citizens Business Bank
Aug 10, 2016
—
Popoff Living Survivors Trust
—
Deed
related
$187,000 · Us Bank NA
Oct 22, 2013
—
Popoff Living Trust
Popoff Living Trust
Quit Claim Deed
related
—
Sep 6, 2013
—
Jack W Popoff
Popoff,jean K
Affidavit Of Death
related
—
Jun 26, 2008
$683,000
Popoff Living Trust
Gallagher,harry J
Grant Deed
—
—
—
Popoff Living Trust
—
Deed Of Trust
related
$864,571 · Us Bank Trust Co
—
—
Haryr J Gattagher
—
Deed Of Trust
related
$141,000 · Temecula Valley Bank NA
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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