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Property profile & analytics
OFF-MARKET
Estimated value
$18,970,000
Retail space
2055 Montiel Rd 2155 San Marcos, CA 92069-3562
Entity Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9728578
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1990
Total area
73,706 SF
Lot
6.48 ac (282,268 SF)
Zoning code
COMMERCIAL
APN
228-360-44-00
UPID
US09-9728578
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
-
Eye Clinic For Animals Veterinary Clinic
-
C&A Hair Studio (Studio XIX) Hair Salon
-
Amy Sinatra Massage Therapy Alternative Medicine Practice Spa & Massage Center
-
Cisneros Classics Barbering Barber Shop
-
Corinne Wax & Co. Hair Salon Nail Salon
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$17.81M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$18.97M
Owner & transaction history
Red Rock 18 LLC · 5 yrs held
Red Rock 18 LLC
since 2021
Last sale
$18.7M
7 recorded transactions
Zoning & alternative use
COMMERCIAL · San Marcos, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$28.1M
+25.7%
Apartment house (5+ units)
$23.2M
+3.7%
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 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
$20,675,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$19,295,000
6.5%
$17,810,000
7%
$16,540,000
Alternative Use
Use
Estimation
RETAIL STORES
$22,380,000
Current use
AUTO REPAIR, GARAGE
$28,140,000
Change: +26% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$23,205,000
Change: +4% · Conversion: Difficult
WAREHOUSE, STORAGE
$20,885,000
Change: -7% · Conversion: Difficult
Blend value · Realmo final
$18.97M
Range $17.07M – $20.87M · ±10% · vs last sale $18.70M (Jul 15 2021)
Last sale anchor
$18.70M
Jul 15 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
$257 / 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
$219,491
Tax year 2024
Assessed value
$19,455,480
Assessed 2024
Previous assessed
$19,455,480
+0.0% YoY
Effective rate
1.13%
On assessed value
Assessed land
$8,843,400
Assessed improvement
$10,612,080
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1990
Heating
NONE
Units
1
Total area
73,706 SF
Lot
6.48 ac (282,268 SF)
Zoning code
COMMERCIAL
APN
228-360-44-00
UPID
US09-9728578
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.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$22.4M
AUTO REPAIR, GARAGE
Est. value
$28.1M
APARTMENT HOUSE (5+ UNITS)
Est. value
$23.2M
WAREHOUSE, STORAGE
Est. value
$20.9M
RETAIL STORES Current
AUTO REPAIR, GARAGE
APARTMENT HOUSE (5+ UNITS)
WAREHOUSE, STORAGE
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
1990
Heating
NONE
Units
1
Lot
6.48 ac
Current owner
From public records · entity-resolved
Red Rock 18 LLC
Entity
Mailing address
29231 HEATHERCLIFF RD APT #1, MALIBU, CA 90265-4101
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 15, 2021
$18,700,000
Red Rock 18 LLC
Red Rock Center LLC
Grant Deed
$12,716,000 · Wells Fargo Bank NA
Jul 29, 2016
—
Red Rock Center LLC
Red Rock Center
Quit Claim Deed
related
$4,500,000 · Wells Fargo Bk
Feb 2, 2004
—
Red Rock Center
King,penelope A
Grant Deed
related
—
Oct 1, 2003
—
John P King
King,katherine A
Quit Claim Deed
related
—
Aug 24, 1998
$6,250,000
Red Rock Center L L C
—
Grant Deed
related
—
May 4, 1998
—
John P King JR.
King,katherine A
Quit Claim Deed
related
—
—
—
Red Rock Center LLC
—
Deed Of Trust
related
$4,500,000 · Equitrust Life Insurance Co
—
—
Red Rock Center LLC
—
Deed Of Trust
related
$4,500,000 · Wells Fargo Bk
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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