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Property profile & analytics
FOR LEASE
Retail space
365 W 2Nd Ave Escondido, CA 92025
Entity Owned
4-yr Hold
Free & Clear
Property ID
US09-6556312
For Lease
1 / 14
$1,750/Mo
365 W 2Nd Ave, Escondido, CA 92025
View Listing →
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1972
Total area
14,918 SF
Lot
0.33 ac (14,554 SF)
Zoning code
COMMERCIAL
APN
233-052-16-00
UPID
US09-6556312
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
-
Escondido Trim Clinic Weight Loss Service
-
Sandirent Property Management Property Management Company
-
CCIDC, Inc. - CA Council For Interior Design Certification Certification Agency
-
Wigs by Vee Clothing & Fashion Store (Bike/Boat/Book/etc) Store
-
Mandy McGaugh of Heart to Hand Holistic Healing Alternative Medicine Practice Spa & Massage Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.89M
Blend (final)
Blend
$2.51M
Owner & transaction history
Arvian LLC · 4 yrs held
Arvian LLC
since 2022
7 recorded transactions
Zoning & alternative use
COMMERCIAL · Escondido, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$4.1M
+13.6%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$3,600,000
Current use
WAREHOUSE, STORAGE
$4,090,000
Change: +14% · Conversion: Difficult
Blend value · Realmo final
$2.51M
Range $2.25M – $2.76M · ±10%
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
$168 / 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
$35,596
Tax year 2024
Assessed value
$3,121,200
Assessed 2024
Previous assessed
$3,121,200
+0.0% YoY
Effective rate
1.14%
On assessed value
Assessed land
$832,320
Assessed improvement
$2,288,880
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
For Lease
Year built
1972
Heating
NONE
Units
1
Total area
14,918 SF
Lot
0.33 ac (14,554 SF)
Zoning code
COMMERCIAL
APN
233-052-16-00
UPID
US09-6556312
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
RETAIL STORES Current
Est. value
$3.6M
WAREHOUSE, STORAGE
Est. value
$4.1M
RETAIL STORES Current
WAREHOUSE, STORAGE
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
1972
Heating
NONE
Units
1
Lot
0.33 ac
Current owner
From public records · entity-resolved
Arvian LLC
Entity
Free & Clear · 4 yrs held
Mailing address
365 W 2ND AVE, ESCONDIDO, CA 92025-4135
Mailing matches property
Yes
Owner-occupied
Yes
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 6, 2022
—
Arvian LLC
Farid Khayamian
Grant Deed
—
Mar 28, 2022
$3,000,000
Farid Khayamian
365 W 2nd Avenue LLC
Grant Deed
$2,000,000 · 365 W 2nd Ave LLC
Mar 28, 2022
—
365 W 2nd Avenue LLC
Frank Angiuli
Grant Deed
—
May 3, 2006
$2,355,000
365 W 2nd Avenue LLC
Walker Tony F & S J Trust
Grant Deed
—
May 3, 2006
—
Frank Angiuli
Park Center Exchange I LLC
Grant Deed
—
May 1, 2002
$1,040,000
Walker Trust
Ashley Trust
Grant Deed
$832,000 · First Pacific Bank California
—
—
John N Ashley
—
Deed Of Trust
related
$51,157 · Pacific Commerce 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?”
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