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Property profile & analytics
OFF-MARKET
Estimated value
$905,000
Auto shops
207 Vly Pkwy Escondido, CA 92025-2812
Individually Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-6559174
Property profile
Verified
Property type
Auto shops
Use group
AUTO REPAIR, GARAGE
Total area
2,000 SF
Lot
0.16 ac (6,804 SF)
Zoning code
COMMERCIAL
APN
229-431-03-00
UPID
US09-6559174
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
-
Rod's Auto Sd Auto Repair Shop
-
Pars Auto Service & Sales Auto Repair Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$918k
Blend (final)
Blend
$905k
Owner & transaction history
John Sohrabi
John Sohrabi
since 2025
Last sale
$900,000
7 recorded transactions
Zoning & alternative use
COMMERCIAL · Escondido, CA
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
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$765,000
Current use
OFFICE BUILDING
$720,000
Change: -6% · Conversion: Difficult
Blend value · Realmo final
$905k
Range $815k – $996k · ±10% · vs last sale $900k (Oct 15 2025)
Last sale anchor
$900k
Oct 15 2025
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
$453 / 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
$5,948
Tax year 2024
Assessed value
$519,478
Assessed 2024
Previous assessed
$519,478
+0.0% YoY
Effective rate
1.14%
On assessed value
Assessed land
$355,433
Assessed improvement
$164,045
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
Auto shops
Use group
AUTO REPAIR, GARAGE
Status
Off-Market
Heating
NONE
Units
1
Total area
2,000 SF
Lot
0.16 ac (6,804 SF)
Zoning code
COMMERCIAL
APN
229-431-03-00
UPID
US09-6559174
Jurisdiction
SAN DIEGO
Zoning & alternative use
COMMERCIAL · Escondido, CAZoning COMMERCIAL · permitted uses
COMMERCIAL · Escondido, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
Planning | Escondido, CA
Alternative use value scenarios
Repositioning upside vs current use
AUTO REPAIR, GARAGE Current
Est. value
$765,000
OFFICE BUILDING
Est. value
$720,000
AUTO REPAIR, GARAGE Current
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
Heating
NONE
Units
1
Lot
0.16 ac
Current owner
From public records · entity-resolved
John Sohrabi
Individual
Mailing address
2421 ROYAL CRST DR, ESCONDIDO, CA 92025-7014
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 15, 2025
$900,000
John Sohrabi
Mike M Mashayekhi
Grant Deed
$800,000 · Mike M Mashayekhi Etux
Oct 15, 2025
—
John Sohrabi
Perez Abril
Deed
related
—
Sep 28, 2018
$475,000
Mike M Mashayekhi
Abraham Jeffrey A L/tr
Grant Deed
—
Mar 28, 2016
—
James A Brinton
Estes Trust
Quit Claim Deed
related
—
Dec 18, 2015
$536,000
Abraham,jeffrey A Living Trust
Ask Investment Group INC|morris Family Trust
Trustees Deed
related
—
—
—
Morris Family Trust
—
Deed Of Trust
related
$130,667 · Wells Fargo Bank
—
—
Morris Trust
—
Deed Of Trust
related
$142,500 · North Coast Bank
—
—
Morris Family Trust
—
Deed Of Trust
related
$420,000 · Abraham J A Living Trust
—
—
Ronnie D Morris
—
Deed Of Trust
related
$150,000 · Escondido National 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.
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