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Property profile & analytics
OFF-MARKET
Estimated value
$2,620,000
Warehouses
1931 Don Lee Pl Escondido, CA 92029-1141
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7142461
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1988
Total area
6,292 SF
Lot
0.34 ac (14,612 SF)
Zoning code
INDUSTRIAL (M ZONE)
APN
228-381-24-00
UPID
US09-7142461
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
-
Sonrise RV Auto Repair Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.62M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.22M
Blend (final)
Blend
$2.62M
Owner & transaction history
Don Lee Property LLC · 1 yrs held
Don Lee Property LLC
since 2024
Last sale
$2.6M
7 recorded transactions
Zoning & alternative use
INDUSTRIAL (M ZONE) · Escondido, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$4.1M
+112.3%
Auto repair, garage
$2.4M
+23.6%
Office building
$2.3M
+16.7%
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
$2,620,000
ML approach
$2,620,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$1,945,000
Current use
RESTAURANT
$4,125,000
Change: +112% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,400,000
Change: +24% · Conversion: Easy
OFFICE BUILDING
$2,270,000
Change: +17% · Conversion: Difficult
MEDICAL BUILDING
$1,915,000
Change: -1% · Conversion: Difficult
Blend value · Realmo final
$2.62M
Range $2.36M – $2.88M · ±10% · vs last sale $2.62M (Jul 17 2024)
Last sale anchor
$2.62M
Jul 17 2024
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
$416 / 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
$12,602
Tax year 2024
Assessed value
$1,122,000
Assessed 2024
Previous assessed
$1,122,000
+0.0% YoY
Effective rate
1.12%
On assessed value
Assessed land
$612,000
Assessed improvement
$510,000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1988
Heating
NONE
Units
1
Total area
6,292 SF
Lot
0.34 ac (14,612 SF)
Zoning code
INDUSTRIAL (M ZONE)
APN
228-381-24-00
UPID
US09-7142461
Jurisdiction
SAN DIEGO
Zoning & alternative use
INDUSTRIAL (M ZONE) · Escondido, CA
Zoning INDUSTRIAL (M ZONE) · permitted uses
INDUSTRIAL (M ZONE) · 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
WAREHOUSE, STORAGE Current
Est. value
$1.9M
RESTAURANT
Est. value
$4.1M
AUTO REPAIR, GARAGE
Est. value
$2.4M
OFFICE BUILDING
Est. value
$2.3M
MEDICAL BUILDING
Est. value
$1.9M
WAREHOUSE, STORAGE Current
RESTAURANT
AUTO REPAIR, GARAGE
OFFICE BUILDING
MEDICAL 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
1988
Heating
NONE
Units
1
Lot
0.34 ac
Current owner
From public records · entity-resolved
Don Lee Property LLC
Entity
Mailing address
3236 SITIO TORTUGA, CARLSBAD, CA 92009-2007
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 17, 2024
$2,620,000
Don Lee Property LLC
Denise R Ashforth
Grant Deed
$2,252,500 · First Citizens Bank & Trust Co
Nov 30, 2023
—
Michael J Malkiewicz
Michael J Malkiewicz
Intrafamily Transfer
related
—
Nov 29, 2023
—
Michael J Malkiewicz
Connie Malkiewicz
Intrafamily Transfer
related
—
Jul 26, 2023
—
Donald A Ashforth JR
Donald A Ashforth JR
Intrafamily Transfer
related
—
Jun 29, 2023
—
Donald A Ashforth JR
Donald A Ashforth JR
Intrafamily Transfer
related
—
Oct 10, 2012
—
Ashforth Family Trust
Ashforth Family Trust
Quit Claim Deed
related
$143,000 · California Bank & Trust
Apr 24, 1989
$380,500
Donald Ashforth
Norman Melvin
Grant Deed
$333,000 · Escondido National Bank
—
—
Donald A Ashforth
—
Deed Of Trust
related
$66,000 · First Pacific 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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