Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$3,225,000
Manufacturing properties
2471 Montecito Rd Ramona, CA 92065-1642
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9875402
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1962
Total area
12,400 SF
Lot
2.51 ac (109,335 SF)
Zoning code
AGRICULTURAL
APN
281-540-02-00
UPID
US09-9875402
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
-
Bisher Freight Services Freight Service Logistics Company
-
Tree Doctor USA Landscaping General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.23M
CAP Approach
CAP
$2.19M
Comparable Approach
Comparable
$3.93M
Blend (final)
Blend
$3.23M
Owner & transaction history
Red X Property · 2 yrs held
Red X Property
since 2024
Last sale
$3.2M
7 recorded transactions
Zoning & alternative use
AGRICULTURAL · Ramona, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$4.7M
+40.1%
Office building
$4.5M
+32.3%
Apartment house (5+ units)
$3.9M
+15.5%
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 Ramona submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Ramona 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
$3,225,000
ML approach
$3,225,000
CAP Approach
CAP Return
Estimation
6%
$2,365,000
6.5%
$2,185,000
7%
$2,025,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$3,380,000
Current use
AUTO REPAIR, GARAGE
$4,735,000
Change: +40% · Conversion: Easy
OFFICE BUILDING
$4,470,000
Change: +32% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$3,905,000
Change: +16% · Conversion: Difficult
Blend value · Realmo final
$3.23M
Range $2.90M – $3.55M · ±10% · vs last sale $3.23M (Apr 2 2024)
Last sale anchor
$3.23M
Apr 2 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
$260 / 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
$16,395
Tax year 2024
Assessed value
$1,339,773
Assessed 2024
Previous assessed
$1,339,773
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$1,138,814
Assessed improvement
$200,959
Applied tax rate
65.0000
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1962
Heating
NONE
Units
1
Total area
12,400 SF
Lot
2.51 ac (109,335 SF)
Zoning code
AGRICULTURAL
APN
281-540-02-00
UPID
US09-9875402
Jurisdiction
SAN DIEGO
Zoning & alternative use
AGRICULTURAL · Ramona, CA
Zoning AGRICULTURAL · permitted uses
AGRICULTURAL · Ramona, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Ramona. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$3.4M
AUTO REPAIR, GARAGE
Est. value
$4.7M
OFFICE BUILDING
Est. value
$4.5M
APARTMENT HOUSE (5+ UNITS)
Est. value
$3.9M
INDUSTRIAL (GENERAL) Current
AUTO REPAIR, GARAGE
OFFICE BUILDING
APARTMENT HOUSE (5+ UNITS)
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
1962
Heating
NONE
Units
1
Lot
2.51 ac
Current owner
From public records · entity-resolved
Red X Property
Entity
Mailing address
14781 POMERADO RD #258, POWAY, CA 92064-2802
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 2, 2024
$3,225,000
Red X Property
Rrr Investments LLC
Grant Deed
—
Apr 8, 2021
—
Rrr Investments LLC
—
Deed
related
$810,000 · California Coast Cu
Dec 16, 2005
$1,000,000
Rrr Investments LLC
Degenfelder Family Trust
Grant Deed
$750,000 · Degenfelder Family Trust
Mar 20, 1997
—
John C Etal Degenfelder
Degenfelder,john & Arvonne B
Quit Claim Deed
related
—
Jun 3, 1993
$267,639
John Degenfelder
Pacific Southwes
Trustees Deed
related
—
—
—
John Degenfelder
—
Deed Of Trust
related
$125,000 · Cdc Small Business Finance Co
—
—
John Degenfelder
—
Deed Of Trust
related
$130,000 · Wells Fargo Bank
—
—
Rrr Investments LLC
—
Deed Of Trust
related
$5,400,000 · Rumis Trust (pt)
—
—
John Degenfelder
—
Deed Of Trust
related
$120,000 · Wells Fargo 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
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 2471 Montecito Rd?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
