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Property profile & analytics
OFF-MARKET
Estimated value
$710,000
Apartment buildings
131 Beech St 41 Escondido, CA 92025-3215
Trust Owned
Absentee Owner
Free & Clear
Property ID
US09-9326587
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1954
Total area
1,664 SF
Lot
0.16 ac (7,004 SF)
Zoning code
RESTRICTED COMMERCIAL
APN
230-201-08-00
UPID
US09-9326587
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
$680k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$564k
Blend (final)
Blend
$710k
Owner & transaction history
Sarah Mesnick Trust
Sarah Mesnick Trust
since 2025
Last sale
$745,000
7 recorded transactions
Zoning & alternative use
RESTRICTED COMMERCIAL · Escondido, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$635,000
+65.4%
Office building
$600,000
+56.2%
Medical building
$505,000
+31.2%
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
$820,000
ML approach
$680,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$635,000
Change: +65% · Conversion: Difficult
OFFICE BUILDING
$600,000
Change: +56% · Conversion: Moderate
MEDICAL BUILDING
$505,000
Change: +31% · Conversion: Moderate
WAREHOUSE, STORAGE
$455,000
Change: +19% · Conversion: Difficult
Blend value · Realmo final
$710k
Range $639k – $781k · ±10% · vs last sale $745k (Dec 16 2021)
Last sale anchor
$745k
Dec 16 2021
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
$427 / 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
$9,518
Tax year 2024
Assessed value
$831,056
Assessed 2024
Previous assessed
$831,056
+0.0% YoY
Effective rate
1.15%
On assessed value
Assessed land
$501,981
Assessed improvement
$329,075
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
1954
Heating
NONE
Units
6
Bathrooms
6
Total area
1,664 SF
Lot
0.16 ac (7,004 SF)
Zoning code
RESTRICTED COMMERCIAL
APN
230-201-08-00
UPID
US09-9326587
Jurisdiction
SAN DIEGO
Zoning & alternative use
RESTRICTED COMMERCIAL · Escondido, CA
Zoning RESTRICTED COMMERCIAL · permitted uses
RESTRICTED 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
AUTO REPAIR, GARAGE
Est. value
$635,000
OFFICE BUILDING
Est. value
$600,000
MEDICAL BUILDING
Est. value
$505,000
WAREHOUSE, STORAGE
Est. value
$455,000
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
1954
Heating
NONE
Units
6
Bathrooms
6
Lot
0.16 ac
Current owner
From public records · entity-resolved
Sarah Mesnick Trust
Trust
Free & Clear · 0 yrs held
Mailing address
2802 ORCHID ST, FAIRFIELD, CA 94533-1145
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 9, 2025
—
Sarah Mesnick Trust
Sarah L Mesnick
Deed
related
—
Dec 16, 2021
—
Miriam Drymon
Miriam Drymon
Intrafamily Transfer
related
—
Mar 22, 2018
—
Sarah L Mesnick
Mesnick Trust
Quit Claim Deed
related
—
Jul 24, 2017
$745,000
Mesnick Trust
Cunningham Family Trust
Grant Deed
—
Feb 2, 2017
—
Cunningham Family Trust
Cunningham,john T
Quit Claim Deed
related
—
Jul 21, 2016
—
Seth Watje
Watje,jill
Quit Claim Deed
related
—
Jul 21, 2016
$540,000
John T Cunningham
Fredricks Properties
Grant Deed
$432,000 · Private Individual
Nov 29, 2012
—
Properties Fredricks
Fredricks P L & A L Trust
Quit Claim Deed
related
—
Nov 14, 2012
—
Fredricks Paul L & Annie L Trust
Fredricks P L & A L Trust
Quit Claim Deed
related
—
—
—
Fredricks Trust
—
Deed Of Trust
related
$105,000 · Scripps 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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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