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Property profile & analytics
OFF-MARKET
Estimated value
$10,635,000
Warehouses
2750 Auto Park Way Escondido, CA 92029-5000
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8399340
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1980
Total area
39,276 SF
Lot
2.34 ac (101,930 SF)
Zoning code
INDUSTRIAL (M ZONE)
APN
228-381-75-00
UPID
US09-8399340
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
-
James Hood Guitar Repair (Bike/Boat/Book/etc) Store
-
8 Ball Motorcycle Tires of Escondido Motorcycle Shop
-
AMES Tools Building Supply Hardware & Home Improvement
-
WildCat Guitars (Bike/Boat/Book/etc) Store
-
Paws Into Grace Cremation Service Pet Funeral Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$8.59M
CAP Approach
CAP
$8.10M
Comparable Approach
Comparable
$13.88M
Blend (final)
Blend
$10.64M
Owner & transaction history
8687 Research LLC · 4 yrs held
8687 Research LLC
since 2022
Last sale
$11.0M
6 recorded transactions
Zoning & alternative use
INDUSTRIAL (M ZONE) · Escondido, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$15.0M
+23.6%
Office building
$14.2M
+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
$11,240,000
ML approach
$8,590,000
CAP Approach
CAP Return
Estimation
6%
$8,775,000
6.5%
$8,100,000
7%
$7,520,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$12,135,000
Current use
AUTO REPAIR, GARAGE
$14,995,000
Change: +24% · Conversion: Easy
OFFICE BUILDING
$14,165,000
Change: +17% · Conversion: Difficult
MEDICAL BUILDING
$11,960,000
Change: -1% · Conversion: Difficult
Blend value · Realmo final
$10.64M
Range $9.57M – $11.70M · ±10% · vs last sale $11.00M (Jun 9 2022)
Last sale anchor
$11.00M
Jun 9 2022
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
$271 / 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
$128,243
Tax year 2024
Assessed value
$11,444,400
Assessed 2024
Previous assessed
$11,444,400
+0.0% YoY
Effective rate
1.12%
On assessed value
Assessed land
$5,202,000
Assessed improvement
$6,242,400
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
1980
Heating
NONE
Units
1
Total area
39,276 SF
Lot
2.34 ac (101,930 SF)
Zoning code
INDUSTRIAL (M ZONE)
APN
228-381-75-00
UPID
US09-8399340
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
$12.1M
AUTO REPAIR, GARAGE
Est. value
$15.0M
OFFICE BUILDING
Est. value
$14.2M
MEDICAL BUILDING
Est. value
$12.0M
WAREHOUSE, STORAGE Current
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
1980
Heating
NONE
Units
1
Lot
2.34 ac
Current owner
From public records · entity-resolved
8687 Research LLC
Entity
Mailing address
2 TECHNOLOGY DR STE #150, IRVINE, CA 92618-5317
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 9, 2022
$11,000,000
8687 Research LLC
Providence Escondido Industrial LLC
Grant Deed
$5,000,000 · Bbcn Bank
Mar 4, 2020
$8,250,000
Providence Escondido Industrial LLC
Js Mca Gibson LLC
Grant Deed
$5,100,000 · Pacific Premier Bank
Nov 7, 2018
$5,900,000
Js Mca Gibson LLC
Smiser San Diego LLC
Grant Deed
$4,000,000 · Silvergate Bank
Apr 19, 2004
—
Escondido City (ca)
Smiser San Diego LLC
Grant Deed
related
—
Aug 24, 1998
$2,623,500
Amprop Santa Fe LLC
Popoff,jack W & Jean K
Grant Deed
$2,200,000 · Principal Commercial Advisor
Jul 15, 1993
$1,450,000
Jack W Popoff
East Los Angeles
Grant Deed
—
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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