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Property profile & analytics
OFF-MARKET
Estimated value
$7,760,000
Grocery and convenience stores
1574 Vly Pkwy Escondido, CA 92027-2316
Individually Owned
5-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-9539420
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
2001
Total area
15,120 SF
Lot
0.52 ac (22,651 SF)
Zoning code
COMMERCIAL
APN
230-141-28-00
UPID
US09-9539420
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
-
Walgreens Pharmacy
-
ATM Walgreens Store 5700 Atm Bank
-
Jacqueline Siebenthal, RPH Pharmacy
-
Patricia J. Rubio, PharmD Pharmacy
-
COVID-19 Drive-thru Testing at Walgreens Pharmacy
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$8.86M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$5.27M
Blend (final)
Blend
$7.76M
Owner & transaction history
John L Flegel · 5 yrs held
John L Flegel
since 2021
Last sale
$10.7M
5 recorded transactions
Zoning & alternative use
COMMERCIAL · Escondido, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$9.9M
+176.2%
Auto repair, garage
$5.8M
+60.8%
Office building
$5.5M
+51.9%
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
by Request
ML approach
$8,855,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$9,915,000
Change: +176% · Conversion: Easy
AUTO REPAIR, GARAGE
$5,770,000
Change: +61% · Conversion: Difficult
OFFICE BUILDING
$5,450,000
Change: +52% · Conversion: Easy
Blend value · Realmo final
$7.76M
Range $6.98M – $8.54M · ±10% · vs last sale $10.70M (Mar 18 2021)
Last sale anchor
$10.70M
Mar 18 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
$513 / 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
$77,775
Tax year 2024
Assessed value
$6,822,777
Assessed 2024
Previous assessed
$6,822,777
+0.0% YoY
Effective rate
1.14%
On assessed value
Assessed land
$1,233,032
Assessed improvement
$5,589,745
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
2001
Heating
NONE
Units
1
Total area
15,120 SF
Lot
0.52 ac (22,651 SF)
Zoning code
COMMERCIAL
APN
230-141-28-00
UPID
US09-9539420
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
RESTAURANT
Est. value
$9.9M
AUTO REPAIR, GARAGE
Est. value
$5.8M
OFFICE BUILDING
Est. value
$5.5M
RESTAURANT
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
2001
Heating
NONE
Units
1
Lot
0.52 ac
Current owner
From public records · entity-resolved
John L Flegel
Individual
Free & Clear · 5 yrs held
Mailing address
104 WILMOT RDMS144G, DEERFIELD, IL 60015-5121
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 18, 2021
$10,700,000
John L Flegel
Cp Wsb 20 LLC
Grant Deed
—
Mar 20, 2020
—
Cp Wsb-20 LLC
—
Deed
related
$97,263,600 · Nexbank Ssb
Mar 9, 2020
$8,064,000
Walgreen Co
Cp Wsb-20 LLC
Grant Deed
—
Mar 9, 2020
$8,063,500
Cp Wsb-20 LLC
Walgreen Co
Grant Deed
—
—
—
Cp Wsb-20 LLC
—
Deed Of Trust
related
$97,263,600 · Nexbank Ssb
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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