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Property profile & analytics
FOR SALE
Manufacturing properties
1220 Industrial Ave Escondido, CA 92029
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9477771
For Sale
1 / 12
$4,500,000
1220 Industrial Ave, Escondido, CA 92029
View Listing →
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1971
Total area
10,000 SF
Lot
0.63 ac (27,442 SF)
Zoning code
INDUSTRIAL (M ZONE)
APN
232-391-21-00
UPID
US09-9477771
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
-
QTC Inc Telecommunications Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.08M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.15M
Blend (final)
Blend
$3.21M
Owner & transaction history
Jrds Investment Group LLC · 4 yrs held
Jrds Investment Group LLC
since 2022
Last sale
$3.4M
7 recorded transactions
Zoning & alternative use
INDUSTRIAL (M ZONE) · Escondido, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$3.8M
+55.6%
Office building
$3.6M
+47.0%
Warehouse, storage
$3.1M
+25.9%
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
$3,110,000
ML approach
$3,075,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$2,455,000
Current use
AUTO REPAIR, GARAGE
$3,820,000
Change: +56% · Conversion: Easy
OFFICE BUILDING
$3,605,000
Change: +47% · Conversion: Difficult
WAREHOUSE, STORAGE
$3,090,000
Change: +26% · Conversion: Easy
MEDICAL BUILDING
$3,045,000
Change: +24% · Conversion: Difficult
Blend value · Realmo final
$3.21M
Range $2.89M – $3.53M · ±10% · vs last sale $3.36M (Mar 29 2022)
Last sale anchor
$3.36M
Mar 29 2022
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
$321 / 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
$39,815
Tax year 2024
Assessed value
$3,490,542
Assessed 2024
Previous assessed
$3,490,542
+0.0% YoY
Effective rate
1.14%
On assessed value
Assessed land
$2,080,800
Assessed improvement
$1,409,742
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
For Sale
Year built
1971
Heating
NONE
Units
1
Total area
10,000 SF
Lot
0.63 ac (27,442 SF)
Zoning code
INDUSTRIAL (M ZONE)
APN
232-391-21-00
UPID
US09-9477771
Jurisdiction
SAN DIEGO
Zoning & alternative use
INDUSTRIAL (M ZONE) · Escondido, CA
Zoning INDUSTRIAL (M ZONE) · permitted uses
INDUSTRIAL (M ZONE) · 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
INDUSTRIAL (GENERAL) Current
Est. value
$2.5M
AUTO REPAIR, GARAGE
Est. value
$3.8M
OFFICE BUILDING
Est. value
$3.6M
WAREHOUSE, STORAGE
Est. value
$3.1M
MEDICAL BUILDING
Est. value
$3.0M
INDUSTRIAL (GENERAL) Current
AUTO REPAIR, GARAGE
OFFICE BUILDING
WAREHOUSE, STORAGE
MEDICAL BUILDING
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
1971
Heating
NONE
Units
1
Lot
0.63 ac
Current owner
From public records · entity-resolved
Jrds Investment Group LLC
Entity
Mailing address
4175 CINCINNATI AVE, ROCKLIN, CA 95765-1416
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
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 6, 2022
—
Jrds Investment Group LLC
—
Deed
related
$1,432,000 · The Mortgage Capital Development Corp
Mar 29, 2022
$3,355,000
Jrds Investment Group LLC
Good Life Realty LLC
Grant Deed
$1,739,616 · First Foundation Bank
Mar 29, 2022
—
Jrds Investment Group LLC
—
Deed
related
$1,391,693 · First Foundation Bank
Sep 29, 2017
$1,150,000
Good Life Realty LLC
Robert H Shepard
Grant Deed
$1,063,000 · Wells Fargo Bank NA
Jun 9, 1999
—
Robert H Shepard
Shepard,phyllis V
Quit Claim Deed
related
—
—
—
Robert H Shepard
—
Deed Of Trust
related
$875,000 · Miscellaneous Ins Co
—
—
Robert H Shepard
—
Deed Of Trust
related
$160,000 · Peter J Aardema
—
—
Robert Spephard
—
Deed Of Trust
related
$525,000 · Stancorp Mortgage Investors
—
—
Robert H Shepard
—
Deed Of Trust
related
$514,806 · First Bank
—
—
Robert H Shepard
—
Deed Of Trust
related
$210,000 · First International Bank
—
—
Robert H Shepard
—
Deed Of Trust
related
$525,000 · Standard Insurance Co
—
—
Robert H Shepard
—
Deed Of Trust
related
$750,000 · First International Bank
—
—
Robert H Shepard
—
Deed Of Trust
related
$900,000 · Standard Insurance Co
—
—
Robert H Shepard
—
Deed Of Trust
related
$400,000 · Standard Insurance Co
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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