Entity Owned 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
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$945k
Comparable Approach
Comparable
$2.09M
Blend (final)
Blend
$6.04M
Owner & transaction history
since 2025
Last sale
$2.1M
7 recorded transactions
Zoning & alternative use
INDUSTRIAL (M ZONE) · San Marcos, CA
Top alternative use upside
Medical building
$2.6M
+78.5%
Office building
$2.4M
+65.5%
Auto repair, garage
$2.1M
+43.6%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 7 comparables with addresses
5 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$6.04M
Value range
$5.43M – $6.64M
±10% around blend
Estimated value / SF
$1,123 / SF
Confidence
High
7 county-verified comps
Property data
88
Market benchmarks
100
Comparable evidence
70
$5.43M
blend $6.04M
$6.64M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
5,376 SF
Lot area
0.35 ac
Year built
1984
APN
220-370-01-00
Zoning
INDUSTRIAL (M ZONE)
Assessed value
$1,651,176
Annual tax
$18,316
3
Income approach: direct capitalization
Partial preview
Income approach indication
$945k
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$1.03M
@ 6.5% CAP return
$945k
@ 7% CAP return
$880k
4
Sales comparison
Partial preview
Sales approach indication
$1.86M
Weighted, 7 comps · high confidence
Evidence
7 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
4.3 mi away · 3,908 SF
4.4 mi away · 5,303 SF
4.6 mi away · 5,632 SF
4.6 mi away · 6,060 SF
4.8 mi away · 4,032 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$6.04M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 33 sales
$266
+322%
Submarket 104 sales
$226
+397%
County 993 sales
$273
+312%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $1,123/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Medical Building
Gross theoretical uplift
+79%
vs current-use indication
Office Building
Auto Repair, Garage
Apartment House (5+ Units)
Industrial (general) · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 7 sales
Market rates by use type
PDF export
Professional Plan · 30 reports
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Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$2.05M
Move the market yield to see immediate price impact.
Value / SF
$381
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$129k
$2.58M
$1.84M
$1.44M
$144k
$2.87M
$2.05M
$1.59M
$158k
$3.16M
$2.26M
$1.75M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
7 found
High confidence · county-verified
Closest comparable
$1.87M
0.2 mi · Sep 2025 · $269/SF
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
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
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, CAZoning INDUSTRIAL (M ZONE) · permitted uses
INDUSTRIAL (M ZONE) · San Marcos, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1984
Heating
NONE
Units
1
Lot
0.35 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
INDUSTRIAL (M ZONE)
Jurisdiction
San Marcos, CA
Recorded code
INDUSTRIAL (M ZONE)
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for INDUSTRIAL (M ZONE) in San Marcos, CA.
What opens after registration
Zoning profile
Official documentVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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