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Property profile & analytics
OFF-MARKET
Estimated value
$4,050,000
Manufacturing properties
13715 Stowe Dr, Poway, CA 92064-6836
Individually Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9571661
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
2000
Total area
15,422 SF
Lot
0.95 ac (41,382 SF)
Zoning code
INDUSTRIAL (M ZONE)
APN
317-810-05-00
UPID
US09-9571661
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
$4.33M
CAP Approach
CAP
$2.72M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.05M
Owner & transaction history
Ladene N Aardema · 2 yrs held
Ladene N Aardema
since 2023
Last sale
$4.0M
7 recorded transactions
Zoning & alternative use
INDUSTRIAL (M ZONE) · Poway, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$6.3M
+57.1%
Auto repair, garage
$5.9M
+45.9%
Office building
$5.6M
+37.8%
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 Poway submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Poway 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
$3,920,000
ML approach
$4,330,000
CAP Approach
CAP Return
Estimation
6%
$2,940,000
6.5%
$2,715,000
7%
$2,520,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$4,035,000
Current use
RETAIL STORES
$6,340,000
Change: +57% · Conversion: Moderate
AUTO REPAIR, GARAGE
$5,890,000
Change: +46% · Conversion: Easy
OFFICE BUILDING
$5,560,000
Change: +38% · Conversion: Difficult
Blend value · Realmo final
$4.05M
Range $3.65M – $4.46M · ±10% · vs last sale $3.97M (Dec 5 2023)
Last sale anchor
$3.97M
Dec 5 2023
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
$263 / 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
$47,366
Tax year 2024
Assessed value
$4,130,388
Assessed 2024
Previous assessed
$4,130,388
+0.0% YoY
Effective rate
1.15%
On assessed value
Assessed land
$2,065,194
Assessed improvement
$2,065,194
Applied tax rate
17.0000
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
Off-Market
Year built
2000
Heating
NONE
Units
1
Total area
15,422 SF
Lot
0.95 ac (41,382 SF)
Zoning code
INDUSTRIAL (M ZONE)
APN
317-810-05-00
UPID
US09-9571661
Jurisdiction
SAN DIEGO
Zoning & alternative use
INDUSTRIAL (M ZONE) · Poway, CA
Zoning INDUSTRIAL (M ZONE) · permitted uses
INDUSTRIAL (M ZONE) · Poway, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Poway. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$4.0M
RETAIL STORES
Est. value
$6.3M
AUTO REPAIR, GARAGE
Est. value
$5.9M
OFFICE BUILDING
Est. value
$5.6M
INDUSTRIAL (GENERAL) Current
RETAIL STORES
AUTO REPAIR, GARAGE
OFFICE 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
2000
Heating
NONE
Units
1
Lot
0.95 ac
Current owner
From public records · entity-resolved
Ladene N Aardema
Individual
Mailing address
15777 PASEO PENASCO, ESCONDIDO, CA 92025-2420
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
17 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 5, 2023
—
Ladene N Aardema
Ladene N Aardema
Intrafamily Transfer
related
—
Sep 27, 2021
$3,970,000
Peter Aardema
Jvk Ca LLC
Grant Deed
—
Jul 6, 2020
—
Jvk-ca LLC
—
Deed
related
$2,370,000 · Umb Bk
Apr 2, 2013
—
Jvk-ca LLC
Jvk Holdings LLC
Grant Deed
—
Nov 15, 2006
—
Construction Electronics INC
Whw Ents LLC
Quit Claim Deed
related
—
Nov 15, 2006
$2,525,000
Jvk Holdings LLC
Whw Enterprises LLC
Grant Deed
$2,260,000 · M & I Marshall & Ilsley Bank
Apr 29, 1997
—
Walters,donald K & Joyce B
Lister,ronald Craig Etal
Trustees Deed
related
—
Sep 23, 1996
—
Ronald Craig Etal Lister
Security First National C,
Grant Deed
related
—
Dec 13, 1991
$1,518,500
First N Security
Parkway Business
Grant Deed
related
—
—
—
Jvk-ca LLC
—
Loan Modification
related
$2,370,000 · Umb Bk
—
—
Whw Enterprises LLC
—
Deed Of Trust
related
$520,000 · Bank Of America Community Dev
—
—
Whw Enterprises LLC
—
Deed Of Trust
related
$650,000 · Bank Of America Community Dev
—
—
Whw Enterprises LLC
—
Deed Of Trust
related
$535,000 · Cdc Small Business Finance Co
—
—
Whw Enterprises LLC
—
Deed Of Trust
related
$123,000 · Vineyard Bank
—
—
Whw Enterprises LLC
—
Deed Of Trust
related
$103,300 · Lister Trust
—
—
Whw Enterprises
—
Deed Of Trust
related
$961,690 · Union Bank Of California
—
—
Donald K Walters
—
Deed Of Trust
related
$103,300 · Lister Trust
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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