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Property profile & analytics
OFF-MARKET
Estimated value
$675,000
Retail space
310 Pennsylvania Ave Escondido, CA 92025-2811
Individually Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9450906
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2003
Total area
1,200 SF
Lot
0.17 ac (7,268 SF)
Zoning code
COMMERCIAL
APN
229-310-15-00
UPID
US09-9450906
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
$675k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$675k
Owner & transaction history
Mohammad Tahersima · 2 yrs held
Mohammad Tahersima
since 2024
Last sale
$675,000
7 recorded transactions
Zoning & alternative use
COMMERCIAL · Escondido, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$1.1M
+273.2%
Auto repair, garage
$460,000
+58.1%
Office building
$435,000
+49.4%
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 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
$675,000
ML approach
$675,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$1,080,000
Change: +273% · Conversion: Moderate
AUTO REPAIR, GARAGE
$460,000
Change: +58% · Conversion: Difficult
OFFICE BUILDING
$435,000
Change: +49% · Conversion: Easy
Blend value · Realmo final
$675k
Range $608k – $743k · ±10% · vs last sale $675k (Jan 5 2024)
Last sale anchor
$675k
Jan 5 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
$563 / 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
$3,052
Tax year 2024
Assessed value
$265,288
Assessed 2024
Previous assessed
$265,288
+0.0% YoY
Effective rate
1.15%
On assessed value
Assessed land
$95,841
Assessed improvement
$169,447
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2003
Heating
NONE
Units
1
Bathrooms
2
Total area
1,200 SF
Lot
0.17 ac (7,268 SF)
Zoning code
COMMERCIAL
APN
229-310-15-00
UPID
US09-9450906
Jurisdiction
SAN DIEGO
Zoning & alternative use
COMMERCIAL · Escondido, CA
Zoning COMMERCIAL · permitted uses
COMMERCIAL · 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
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.1M
AUTO REPAIR, GARAGE
Est. value
$460,000
OFFICE BUILDING
Est. value
$435,000
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
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
Year built
2003
Heating
NONE
Units
1
Bathrooms
2
Lot
0.17 ac
Current owner
From public records · entity-resolved
Mohammad Tahersima
Individual
Mailing address
4080 HUERFANO AVE APT #149, SAN DIEGO, CA 92117-5227
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
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 5, 2024
$675,000
Mohammad Tahersima
Stan Ratycz Kossacky
Grant Deed
$640,000 · Jpmorgan Chase Bank NA
May 25, 2021
—
Stan Ratycz Kossacky
Stan Ratycz Kossacky
Intrafamily Transfer
related
—
Sep 29, 2020
—
Stan Ratycz Kossacky
Stan Ratycz Kossacky
Intrafamily Transfer
related
$206,000 · Guaranteed Rate INC
Jul 2, 2014
—
Ratycz Family Trust
Ratycz,stanislaw
Quit Claim Deed
related
—
Jul 1, 2014
—
Ratycz,stanislaw
Ratycz Family Trust
Quit Claim Deed
related
$224,000 · Cornerstone Hm Lndg
Nov 2, 2010
—
Ratycz Family Trust
Ratycz,stanislaw
Quit Claim Deed
related
—
Nov 12, 2008
—
Stanislaw Ratycz
Ratycz Family Trust
Quit Claim Deed
related
$107,000 · Bank Of America
Dec 6, 2006
—
Ratycz Family Trust
Ratycz,stanislaw
Quit Claim Deed
related
—
Jun 30, 2000
$30,000
Stanislaw Ratycz
Slavey Trust
Grant Deed
—
Oct 21, 1999
—
Frances Marie Etal Slavey
Slavey,frances M Etal
Quit Claim Deed
related
—
—
—
Stanislaw Ratycz
—
Deed Of Trust
related
$183,000 · Washington Mutual Fsb
—
—
Stanislaw Rattyce
—
Deed Of Trust
related
$178,750 · Washington Mutual Fsb
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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