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Property profile & analytics
OFF-MARKET
Estimated value
$1,580,000
Golf courses & driving ranges
15835 Pauma Vly Dr, Valley Center, CA 92082
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-7926738
Property profile
Verified
Property type
Golf courses & driving ranges
Use group
GOLF COURSE
Total area
51,229 SF
Lot
150.77 ac (6,567,541 SF)
Zoning code
SPECIAL AND/OR MISC
APN
132-480-08-00
UPID
US09-7926738
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.58M
Owner & transaction history
Pauma Valley Gc LLC
Pauma Valley Gc LLC
since 2025
3 recorded transactions
Zoning & alternative use
SPECIAL AND/OR MISC · Valley Center, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Valley Center submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Valley Center 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$31 / 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
$36,156
Tax year 2024
Assessed value
$2,653,118
Assessed 2024
Previous assessed
$2,653,118
+0.0% YoY
Effective rate
1.36%
On assessed value
Assessed land
$891,320
Assessed improvement
$1,761,798
Applied tax rate
94.0000
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
Golf courses & driving ranges
Use group
GOLF COURSE
Status
Off-Market
Heating
NONE
Units
1
Total area
51,229 SF
Lot
150.77 ac (6,567,541 SF)
Zoning code
SPECIAL AND/OR MISC
APN
132-480-08-00
UPID
US09-7926738
Jurisdiction
SAN DIEGO
Zoning & alternative use
SPECIAL AND/OR MISC · Valley Center, CA
Zoning SPECIAL AND/OR MISC · permitted uses
SPECIAL AND/OR MISC · Valley Center, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Valley Center. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Heating
NONE
Units
1
Lot
150.77 ac
Current owner
From public records · entity-resolved
Pauma Valley Gc LLC
Entity
Mailing address
3199 STONEFIELD DR, JAMUL, CA 91935-1527
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 19, 2025
$5,050,000
Pauma Valley Gc LLC
Sjs Rainbow LLC
Grant Deed
$3,288,372 · Sjs Rainbow LLC
Oct 2, 2018
$1,170,500
Sjs Rainbow LLC
Pauma Valley Country Club
Grant Deed
—
Sep 7, 2011
—
Pauma Valley Country Club
—
Deed Of Trust
related
$4,000,000 · Shiley Family Trust (pt)
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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