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Property profile & analytics
OFF-MARKET
Estimated value
$650,000
Commercial land
172 Discovery St San Marcos, CA 92078-4343
Entity Owned
1-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-9732837
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Year built
1942
Lot
1 ac (43,560 SF)
Zoning code
COMMERCIAL
APN
221-100-32-00
UPID
US09-9732837
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
$650k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$650k
Owner & transaction history
North City Community Partners LLC · 1 yrs held
North City Community Partners LLC
since 2024
7 recorded transactions
Zoning & alternative use
COMMERCIAL · San Marcos, 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 San Marcos submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs San Marcos 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
$650,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$650k
Range $585k – $715k · ±10%
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
—
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
$28,030
Tax year 2024
Assessed value
$2,536,891
Assessed 2024
Previous assessed
$2,536,891
+0.0% YoY
Effective rate
1.10%
On assessed value
Assessed land
$2,536,891
Applied tax rate
13.0000
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
Commercial land
Use group
VACANT COMMERCIAL LAND
Status
Off-Market
Year built
1942
Heating
NONE
Bathrooms
1
Lot
1 ac (43,560 SF)
Zoning code
COMMERCIAL
APN
221-100-32-00
UPID
US09-9732837
Jurisdiction
SAN DIEGO
Zoning & alternative use
COMMERCIAL · San Marcos, CA
Zoning COMMERCIAL · permitted uses
COMMERCIAL · San Marcos, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
San Marcos. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1942
Heating
NONE
Bathrooms
1
Lot
1 ac
Current owner
From public records · entity-resolved
North City Community Partners LLC
Entity
Free & Clear · 1 yrs held
Mailing address
9990 MESA RIM RD STE #200, SAN DIEGO, CA 92121-3933
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 17, 2024
—
North City Community Partners LLC
North City Community Partners LLC
Intrafamily Transfer
related
—
Dec 5, 2019
—
North City Residential LLC
Urban Villages San Marcos LLC
Quit Claim Deed
related
—
Jan 15, 2010
—
Urban Villages San Marcos LLC
—
Deed Of Trust
related
$30,000,000 · Carlyle Kft
Dec 31, 2007
—
Urban Villages San Marcos LLC
University Place San Marcos
Grant Deed
—
Aug 28, 2007
$2,000,000
University Place San Marcos
James,dennis M & Cynthia A
Grant Deed
—
—
—
North City Residential LLC
—
Deed Of Trust
related
—
—
—
James Dennis M
—
Deed Of Trust
related
—
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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