Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$6,735,000
Manufacturing properties
288 Distribution St San Marcos, CA 92078-4358
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9746163
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1986
Total area
24,225 SF
Lot
1.31 ac (57,063 SF)
Zoning code
INDUSTRIAL (M ZONE)
APN
220-201-21-00
UPID
US09-9746163
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$8.86M
CAP Approach
CAP
$4.27M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$6.74M
Owner & transaction history
Distribution Fund LLC · 4 yrs held
Distribution Fund LLC
since 2021
Last sale
$6.2M
7 recorded transactions
Zoning & alternative use
INDUSTRIAL (M ZONE) · San Marcos, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$10.7M
+65.5%
Auto repair, garage
$9.3M
+43.6%
Apartment house (5+ units)
$7.6M
+18.4%
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
by Request
ML approach
$8,855,000
CAP Approach
CAP Return
Estimation
6%
$4,620,000
6.5%
$4,265,000
7%
$3,960,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$6,440,000
Current use
OFFICE BUILDING
$10,660,000
Change: +66% · Conversion: Difficult
AUTO REPAIR, GARAGE
$9,250,000
Change: +44% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$7,625,000
Change: +18% · Conversion: Difficult
Blend value · Realmo final
$6.74M
Range $6.06M – $7.41M · ±10% · vs last sale $6.20M (Dec 30 2021)
Last sale anchor
$6.20M
Dec 30 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
$278 / 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
$71,430
Tax year 2024
Assessed value
$6,450,480
Assessed 2024
Previous assessed
$6,450,480
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$2,705,040
Assessed improvement
$3,745,440
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1986
Heating
NONE
Units
1
Total area
24,225 SF
Lot
1.31 ac (57,063 SF)
Zoning code
INDUSTRIAL (M ZONE)
APN
220-201-21-00
UPID
US09-9746163
Jurisdiction
SAN DIEGO
Zoning & alternative use
INDUSTRIAL (M ZONE) · San Marcos, CA
Zoning INDUSTRIAL (M ZONE) · permitted uses
INDUSTRIAL (M ZONE) · 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
INDUSTRIAL (GENERAL) Current
Est. value
$6.4M
OFFICE BUILDING
Est. value
$10.7M
AUTO REPAIR, GARAGE
Est. value
$9.3M
APARTMENT HOUSE (5+ UNITS)
Est. value
$7.6M
INDUSTRIAL (GENERAL) Current
OFFICE BUILDING
AUTO REPAIR, GARAGE
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
1986
Heating
NONE
Units
1
Lot
1.31 ac
Current owner
From public records · entity-resolved
Distribution Fund LLC
Entity
Mailing address
295 HL DR, SAN MARCOS, CA 92078-4307
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
15 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 9, 2022
—
Distribution Fund LLC
—
Deed
related
$2,549,000 · Cdc Small Business Finance Corp
Dec 30, 2021
$6,200,000
Distribution Fund LLC
Mbm Builders LLC
Grant Deed
$3,100,000 · Pacific Premier Bank
Sep 11, 2018
—
Mbm Builders LLC
—
Deed
related
$1,900,000 · Jp Morgan Chase Bk
Sep 5, 2018
$3,800,000
Mbm Builders LLC
Spike LLC
Grant Deed
$1,520,000 · Jpmorgan Chase Bank NA
Mar 11, 2005
—
Spike LLC
Pallais Family Trust
Quit Claim Deed
related
—
Dec 14, 2004
—
Pallais Family Trust
Macevicz Family Trust
Grant Deed
$1,381,250 · Zions First National Bank
Sep 10, 1998
—
Clement C Etal Macevicz
Macevicz,clement C Etal
Quit Claim Deed
related
—
Feb 15, 1989
$327,500
Macevicz Clement
Nimbus Water Sys
Grant Deed
related
—
Oct 28, 1988
$1,200,000
Nimbus Water Sys
Home Fed S&l
Grant Deed
$960,000 · Homefed Bank
Jan 4, 1988
—
Fed S Home
Safe
Trustees Deed
related
—
—
—
Macevicz Trust
—
Deed Of Trust
related
$790,000 · San Diego First Bank
—
—
Macevicz Trust
—
Deed Of Trust
related
$800,000 · First American Savings Bank
—
—
Spike LLC
—
Deed Of Trust
related
$462,778 · Bank Of Escondido
—
—
Mbm Builders LLC
—
Deed Of Trust
related
$1,900,000 · Jp Morgan Chase Bk
—
—
Mbm Builders LLC
—
Deed Of Trust
related
$1,556,000 · Cdc Small Busn Fin
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 288 Distribution St?
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.
