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Property profile & analytics
OFF-MARKET
Estimated value
$4,475,000
Apartment buildings
1259 Ohio Ave A-T Escondido, CA 92027-3047
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US09-9281271
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1970
Total area
13,582 SF
Lot
0.55 ac (23,958 SF)
Zoning code
COMMERCIAL
APN
230-220-14-00
UPID
US09-9281271
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
$3.96M
CAP Approach
CAP
$3.46M
Comparable Approach
Comparable
$4.74M
Blend (final)
Blend
$4.48M
Owner & transaction history
Armavia LLC · 3 yrs held
Armavia LLC
since 2022
Last sale
$5.3M
7 recorded transactions
Zoning & alternative use
COMMERCIAL · Escondido, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$5.2M
+74.5%
Office building
$4.9M
+64.9%
Medical building
$4.1M
+39.2%
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
$4,210,000
ML approach
$3,960,000
CAP Approach
CAP Return
Estimation
6%
$3,740,000
6.5%
$3,455,000
7%
$3,205,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$2,970,000
Current use
AUTO REPAIR, GARAGE
$5,185,000
Change: +75% · Conversion: Difficult
OFFICE BUILDING
$4,900,000
Change: +65% · Conversion: Moderate
MEDICAL BUILDING
$4,135,000
Change: +39% · Conversion: Moderate
WAREHOUSE, STORAGE
$3,725,000
Change: +25% · Conversion: Difficult
Blend value · Realmo final
$4.48M
Range $4.03M – $4.92M · ±10% · vs last sale $5.25M (Jul 22 2022)
Last sale anchor
$5.25M
Jul 22 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
$329 / 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
$61,987
Tax year 2024
Assessed value
$5,430,888
Assessed 2024
Previous assessed
$5,430,888
+0.0% YoY
Effective rate
1.14%
On assessed value
Assessed land
$1,248,480
Assessed improvement
$4,182,408
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
1970
Heating
NONE
Units
20
Total area
13,582 SF
Lot
0.55 ac (23,958 SF)
Zoning code
COMMERCIAL
APN
230-220-14-00
UPID
US09-9281271
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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$3.0M
AUTO REPAIR, GARAGE
Est. value
$5.2M
OFFICE BUILDING
Est. value
$4.9M
MEDICAL BUILDING
Est. value
$4.1M
WAREHOUSE, STORAGE
Est. value
$3.7M
APARTMENT HOUSE (5+ UNITS) 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
1970
Heating
NONE
Units
20
Lot
0.55 ac
Current owner
From public records · entity-resolved
Armavia LLC
Entity
Mailing address
PO BOX 7214, RCHO SANTA FE, CA 92067-7214
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
19 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 22, 2022
—
Armavia LLC
Arta Motadel
Intrafamily Transfer
related
—
Nov 8, 2021
$5,250,000
Arta Motadel
Jeffrey Dale Ross
Grant Deed
$3,937,500 · Fidelity Bridge Loans LLC
Oct 22, 2021
—
Jeffrey Dale Ross
Jbr Properties LLC
Grant Deed
—
Feb 7, 2017
—
Jbr Properties LLC
—
Deed
related
$1,785,000 · Jp Morgan Chase Bk
Jan 18, 2017
—
Jbr Properties LLC
Ross Family Trust
Quit Claim Deed
—
Jan 9, 2017
—
Ross 1998 Family Trust
Ross,bradley A
Quit Claim Deed
related
—
Jan 28, 2016
—
Ross Family Trust
Ross,jeffrey D
Quit Claim Deed
related
—
Aug 13, 2015
—
Jeffrey D Ross
Ross Family Trust
Quit Claim Deed
related
—
Dec 4, 2012
$2,230,000
Vera Ross
Alan Gabbay
Grant Deed
$1,500,000 · Jpmorgan Chase Bank NA
Dec 4, 2012
—
Alan Gabbay
Point Loma Gardens II LP
Grant Deed
—
May 31, 2011
$1,938,000
Point Loma Gardens II LP
Charles Frederick Homer
Grant Deed
$1,259,700 · Jpmorgan Chase Bank NA
Oct 16, 2009
—
Hallum M M & B J Family Trust
Hallum Barbara J
Quit Claim Deed
related
—
Oct 1, 2009
—
Barbara J Hallum
Hallum,martin M
Affidavit Of Death
related
—
Aug 16, 2002
$1,620,000
Homer,charles F Tr
Kelly,john P & Shirley A
Grant Deed
—
May 25, 2001
$1,400,000
John P Kelly
Melman Trust
Grant Deed
$800,000 · Washington Mutual Fsb
—
—
Homer,charles F Tr
—
Deed Of Trust
related
$943,000 · World Savings Bank
—
—
Jbr Properties LLC
—
Deed Of Trust
related
$1,785,000 · Jp Morgan Chase Bk
—
—
Lane B Walters
—
Deed Of Trust
related
$50,000 · Individual
—
—
Eugene J Polley
—
Deed Of Trust
related
$100,000 · Individual
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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