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Property profile & analytics
OFF-MARKET
Estimated value
$1,765,000
Apartment buildings
1125 Broadway Escondido, CA 92026-3000
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9330300
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1973
Total area
9,999 SF
Lot
4.62 ac (201,247 SF)
Zoning code
R-2:MINOR MULTIPLE
APN
229-020-08-00
UPID
US09-9330300
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
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.77M
Owner & transaction history
Vpm Glenbrook Terrace LP · 3 yrs held
Vpm Glenbrook Terrace LP
since 2022
7 recorded transactions
Zoning & alternative use
R-2:MINOR MULTIPLE · Escondido, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$2.7M
+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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$2,185,000
Current use
WAREHOUSE, STORAGE
$2,745,000
Change: +25% · Conversion: Difficult
Blend value · Realmo final
$1.77M
Range $1.59M – $1.94M · ±10%
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
$177 / 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
$188,640
Tax year 2024
Assessed value
$16,534,235
Assessed 2024
Previous assessed
$16,534,235
+0.0% YoY
Effective rate
1.14%
On assessed value
Assessed land
$9,490,140
Assessed improvement
$7,044,095
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
1973
Heating
NONE
Units
85
Total area
9,999 SF
Lot
4.62 ac (201,247 SF)
Zoning code
R-2:MINOR MULTIPLE
APN
229-020-08-00
UPID
US09-9330300
Jurisdiction
SAN DIEGO
Zoning & alternative use
R-2:MINOR MULTIPLE · Escondido, CA
Zoning R-2:MINOR MULTIPLE · permitted uses
R-2:MINOR 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
$2.2M
WAREHOUSE, STORAGE
Est. value
$2.7M
APARTMENT HOUSE (5+ UNITS) Current
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
1973
Heating
NONE
Units
85
Lot
4.62 ac
Current owner
From public records · entity-resolved
Vpm Glenbrook Terrace LP
Entity
Mailing address
2400 MAIN ST STE #201, IRVINE, CA 92614-6271
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 28, 2022
—
Vpm Glenbrook Terrace LP
Regency Glenbrook LP
Grant Deed
—
Dec 30, 2021
—
Vpm Glenbrook Terrace LP
—
Deed
related
$28,000,000 · Jpmorgan Chase Bank NA
Feb 28, 2017
—
Vpm Glenbrook Terrace LP
—
Deed
related
$20,300,000 · Jpmorgan Chase Bank NA
Dec 22, 2016
—
Regency Glenbrook LP
Regency Place
Quit Claim Deed
—
May 10, 2007
—
Vpm Glenbrook Terrace LP
Ameriton Properties INC
Grant Deed
$16,100,000 · Sierra Capital Partners INC
Nov 15, 2006
—
Ameriton Properties INC
Escondido Park Apartments
Grant Deed
—
—
—
Escondido Park Apartments
—
Deed Of Trust
related
$2,712,800 · American Savings Bank
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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