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Property profile & analytics
OFF-MARKET
Estimated value
$2,850,000
Office Spaces
340 Rancheros Dr Ste 196 San Marcos, CA 92069-2980
Individually Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6679801
Property profile
Verified
Property type
Office Spaces
Use group
CONDOMINIUM OFFICES
Year built
1981
Total area
8,164 SF
Zoning code
INDUSTRIAL (M ZONE)
APN
220-311-07-43
UPID
US09-6679801
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
$2.85M
CAP Approach
CAP
$3.10M
Comparable Approach
Comparable
$1.84M
Blend (final)
Blend
$2.85M
Owner & transaction history
Kevork Khzarjian · 2 yrs held
Kevork Khzarjian
since 2024
Last sale
$2.9M
2 recorded transactions
Zoning & alternative use
INDUSTRIAL (M ZONE) · San Marcos, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$3.9M
+94.9%
Auto repair, garage
$3.1M
+56.8%
Apartment house (5+ units)
$2.6M
+29.3%
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
$2,850,000
ML approach
$2,850,000
CAP Approach
CAP Return
Estimation
6%
$3,360,000
6.5%
$3,100,000
7%
$2,880,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,990,000
Current use
MEDICAL BUILDING
$3,875,000
Change: +95% · Conversion: Easy
AUTO REPAIR, GARAGE
$3,115,000
Change: +57% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$2,570,000
Change: +29% · Conversion: Easy
RETAIL STORES
$2,480,000
Change: +25% · Conversion: Moderate
Blend value · Realmo final
$2.85M
Range $2.57M – $3.14M · ±10% · vs last sale $2.85M (Jan 23 2024)
Last sale anchor
$2.85M
Jan 23 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
$349 / 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
$14,500
Tax year 2024
Assessed value
$1,203,510
Assessed 2024
Previous assessed
$1,203,510
+0.0% YoY
Effective rate
1.20%
On assessed value
Assessed land
$408,000
Assessed improvement
$795,510
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
Office Spaces
Use group
CONDOMINIUM OFFICES
Status
Off-Market
Year built
1981
Units
1
Total area
8,164 SF
Zoning code
INDUSTRIAL (M ZONE)
APN
220-311-07-43
UPID
US09-6679801
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
OFFICE BUILDING Current
Est. value
$2.0M
MEDICAL BUILDING
Est. value
$3.9M
AUTO REPAIR, GARAGE
Est. value
$3.1M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.6M
RETAIL STORES
Est. value
$2.5M
OFFICE BUILDING Current
MEDICAL BUILDING
AUTO REPAIR, GARAGE
APARTMENT HOUSE (5+ UNITS)
RETAIL STORES
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
1981
Units
1
Current owner
From public records · entity-resolved
Kevork Khzarjian
Individual
Mailing address
501 W GLENOAKS BLVD #337, GLENDALE, CA 91202-2896
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
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 23, 2024
$2,850,000
Kevork Khzarjian
San Marcos North Star INC
Grant Deed
$4,387,500 · Enterprise Bank & Trust
Jan 23, 2024
—
Kevork Khzarjian
Ani Grigoryan
Quit Claim Deed
related
—
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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