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Property profile & analytics
OFF-MARKET
Estimated value
$1,365,000
Apartment buildings
419 4th Ave A Escondido, CA 92025-4139
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6556314
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1981
Total area
5,080 SF
Lot
0.17 ac (7,336 SF)
Zoning code
R-4:MULTIPLE RESIDENTIAL
APN
233-132-04-00
UPID
US09-6556314
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
$1.36M
CAP Approach
CAP
$1.29M
Comparable Approach
Comparable
$1.72M
Blend (final)
Blend
$1.37M
Owner & transaction history
Starboard I Va 8 LLC · 2 yrs held
Starboard I Va 8 LLC
since 2023
Last sale
$1.4M
7 recorded transactions
Zoning & alternative use
R-4:MULTIPLE RESIDENTIAL · Escondido, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.9M
+65.4%
Office building
$1.8M
+56.2%
Medical building
$1.5M
+31.2%
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
$1,365,000
ML approach
$1,355,000
CAP Approach
CAP Return
Estimation
6%
$1,400,000
6.5%
$1,290,000
7%
$1,200,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$1,175,000
Current use
AUTO REPAIR, GARAGE
$1,940,000
Change: +65% · Conversion: Difficult
OFFICE BUILDING
$1,830,000
Change: +56% · Conversion: Moderate
MEDICAL BUILDING
$1,540,000
Change: +31% · Conversion: Moderate
WAREHOUSE, STORAGE
$1,395,000
Change: +19% · Conversion: Difficult
Blend value · Realmo final
$1.37M
Range $1.23M – $1.50M · ±10% · vs last sale $1.41M (Sep 13 2023)
Last sale anchor
$1.41M
Sep 13 2023
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
$269 / 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
$16,110
Tax year 2024
Assessed value
$1,410,000
Assessed 2024
Previous assessed
$1,410,000
+0.0% YoY
Effective rate
1.14%
On assessed value
Assessed land
$1,000,000
Assessed improvement
$410,000
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1981
Heating
NONE
Units
5
Bathrooms
5
Total area
5,080 SF
Lot
0.17 ac (7,336 SF)
Zoning code
R-4:MULTIPLE RESIDENTIAL
APN
233-132-04-00
UPID
US09-6556314
Jurisdiction
SAN DIEGO
Zoning & alternative use
R-4:MULTIPLE RESIDENTIAL · Escondido, CA
Zoning R-4:MULTIPLE RESIDENTIAL · permitted uses
R-4:MULTIPLE RESIDENTIAL · 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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$1.2M
AUTO REPAIR, GARAGE
Est. value
$1.9M
OFFICE BUILDING
Est. value
$1.8M
MEDICAL BUILDING
Est. value
$1.5M
WAREHOUSE, STORAGE
Est. value
$1.4M
APARTMENT HOUSE (5+ UNITS) Current
AUTO REPAIR, GARAGE
OFFICE BUILDING
MEDICAL BUILDING
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
1981
Heating
NONE
Units
5
Bathrooms
5
Lot
0.17 ac
Current owner
From public records · entity-resolved
Starboard I Va 8 LLC
Entity
Mailing address
19100 VON KARMAN AVE STE #340, IRVINE, CA 92612-6500
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 14, 2025
—
Starboard I Va 8 LLC
—
Deed
related
$1,780,000 · Arixa Capital Advisors LLC
Sep 13, 2023
$1,410,000
Starboard I Va 8 LLC
Roger T Kathman
Grant Deed
$916,500 · Aspen Retirement Fund LLC
Nov 14, 2016
—
Roger T Kathman
Kathman Roger T & A F Trust
Quit Claim Deed
related
—
Mar 27, 2006
—
Kathman Roger T & A F Trust
Kathman,roger T & Audrey F
Quit Claim Deed
related
—
Mar 2, 2005
$810,000
Roger T Kathman
Palomar Properties II LLC
Grant Deed
—
Nov 2, 2004
—
Palomar Properties II LLC
Esch Trust
Grant Deed
related
—
Apr 12, 2001
—
Dwight Carlton Etal Esch
Esch,dwight C & Felia
Quit Claim Deed
related
—
Feb 27, 2001
$315,000
Dwight C Esch
Carter Trust
Grant Deed
$252,000 · Washington Mutual Fsb
Apr 2, 1998
—
Gordon F Etal Carter
Carter,gordon F & Lela M
Quit Claim Deed
related
—
—
—
Esch,tr
—
Deed Of Trust
related
$80,000 · Philip & Marianne Stone
—
—
Esch,tr
—
Deed Of Trust
related
$329,000 · Jackson Federal 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.
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