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Property profile & analytics
OFF-MARKET
Estimated value
$4,665,000
Grocery and convenience stores
111 Washington Ave Escondido, CA 92025-2629
Entity Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8569863
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
2000
Total area
14,998 SF
Lot
1.49 ac (64,904 SF)
Zoning code
COMMERCIAL
APN
229-291-28-00
UPID
US09-8569863
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
-
Grace Nguyen, RPH Pharmacy
-
Reina Nakasone, PharmD Pharmacy
-
COVID-19 Drive-Thru Testing at Walgreens Pharmacy
-
Blink Charging Station Electric Vehicle Charging Station
-
FedEx OnSite Postal Service Courier Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.89M
CAP Approach
CAP
$3.72M
Comparable Approach
Comparable
$3.33M
Blend (final)
Blend
$4.67M
Owner & transaction history
Neeka Investments LLC · 5 yrs held
Neeka Investments LLC
since 2020
Last sale
$4.5M
6 recorded transactions
Zoning & alternative use
COMMERCIAL · Escondido, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$5.7M
+58.1%
Office building
$5.4M
+49.4%
Medical building
$4.5M
+25.4%
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
$4,775,000
ML approach
$4,890,000
CAP Approach
CAP Return
Estimation
6%
$4,030,000
6.5%
$3,720,000
7%
$3,455,000
Alternative Use
Use
Estimation
RETAIL STORES
$3,620,000
Current use
AUTO REPAIR, GARAGE
$5,725,000
Change: +58% · Conversion: Difficult
OFFICE BUILDING
$5,410,000
Change: +49% · Conversion: Easy
MEDICAL BUILDING
$4,540,000
Change: +25% · Conversion: Difficult
WAREHOUSE, STORAGE
$4,115,000
Change: +14% · Conversion: Difficult
Blend value · Realmo final
$4.67M
Range $4.20M – $5.13M · ±10% · vs last sale $4.50M (Jul 31 2020)
Last sale anchor
$4.50M
Jul 31 2020
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
$311 / 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
$30,292
Tax year 2024
Assessed value
$2,651,882
Assessed 2024
Previous assessed
$2,651,882
+0.0% YoY
Effective rate
1.14%
On assessed value
Assessed land
$1,322,315
Assessed improvement
$1,329,567
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
2000
Heating
NONE
Units
1
Total area
14,998 SF
Lot
1.49 ac (64,904 SF)
Zoning code
COMMERCIAL
APN
229-291-28-00
UPID
US09-8569863
Jurisdiction
SAN DIEGO
Zoning & alternative use
COMMERCIAL · Escondido, CA
Zoning COMMERCIAL · permitted uses
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
RETAIL STORES Current
Est. value
$3.6M
AUTO REPAIR, GARAGE
Est. value
$5.7M
OFFICE BUILDING
Est. value
$5.4M
MEDICAL BUILDING
Est. value
$4.5M
WAREHOUSE, STORAGE
Est. value
$4.1M
RETAIL STORES 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
2000
Heating
NONE
Units
1
Lot
1.49 ac
Current owner
From public records · entity-resolved
Neeka Investments LLC
Entity
Mailing address
REAL EST PROPERTY TAX, DEERFIELD, IL 60015
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 31, 2020
$4,500,000
Neeka Investments LLC
Kimberly Cathers
Grant Deed
$1,965,000 · Wells Fargo Bank NA
Jul 31, 2020
—
Kimberly Cathers
Barnese Re Holdings LLC
Quit Claim Deed
related
—
Jun 15, 2016
$4,100,000
Shah,surabhi & Ajit 1993 Trust
Escondido Capital Invs LLC
Grant Deed
—
Dec 31, 2012
—
Barnese Re Holdings LLC
Barnese Family Trust
Quit Claim Deed
related
—
Jun 30, 2005
$4,985,000
Barnese Family Trust
Barnard Dev
Grant Deed
—
Jun 18, 2002
—
Barnard Development Co
Washington/broadway Partners LP
Grant Deed
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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