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Property profile & analytics
OFF-MARKET
Estimated value
$3,000,000
Manufacturing properties
475 Corporate Dr Escondido, CA 92029-1507
Individually Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7293631
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1996
Total area
8,593 SF
Lot
0.82 ac (35,719 SF)
Zoning code
INDUSTRIAL (M ZONE)
APN
228-520-11-00
UPID
US09-7293631
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
-
United Site Services Building Supply
-
Spanky's Portable Services Building Supply
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.00M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.00M
Owner & transaction history
Northcondido · 1 yrs held
Northcondido
since 2024
Last sale
$3.0M
7 recorded transactions
Zoning & alternative use
INDUSTRIAL (M ZONE) · Escondido, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$3.3M
+55.6%
Office building
$3.1M
+47.0%
Warehouse, storage
$2.7M
+25.9%
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
$3,000,000
ML approach
$3,000,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$2,110,000
Current use
AUTO REPAIR, GARAGE
$3,280,000
Change: +56% · Conversion: Easy
OFFICE BUILDING
$3,100,000
Change: +47% · Conversion: Difficult
WAREHOUSE, STORAGE
$2,655,000
Change: +26% · Conversion: Easy
MEDICAL BUILDING
$2,615,000
Change: +24% · Conversion: Difficult
Blend value · Realmo final
$3.00M
Range $2.70M – $3.30M · ±10% · vs last sale $3.00M (Oct 4 2024)
Last sale anchor
$3.00M
Oct 4 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
$8,860
Tax year 2024
Assessed value
$786,537
Assessed 2024
Previous assessed
$786,537
+0.0% YoY
Effective rate
1.13%
On assessed value
Assessed land
$281,450
Assessed improvement
$505,087
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1996
Heating
NONE
Units
1
Total area
8,593 SF
Lot
0.82 ac (35,719 SF)
Zoning code
INDUSTRIAL (M ZONE)
APN
228-520-11-00
UPID
US09-7293631
Jurisdiction
SAN DIEGO
Zoning & alternative use
INDUSTRIAL (M ZONE) · Escondido, CA
Zoning INDUSTRIAL (M ZONE) · permitted uses
INDUSTRIAL (M ZONE) · 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
INDUSTRIAL (GENERAL) Current
Est. value
$2.1M
AUTO REPAIR, GARAGE
Est. value
$3.3M
OFFICE BUILDING
Est. value
$3.1M
WAREHOUSE, STORAGE
Est. value
$2.7M
MEDICAL BUILDING
Est. value
$2.6M
INDUSTRIAL (GENERAL) Current
AUTO REPAIR, GARAGE
OFFICE BUILDING
WAREHOUSE, STORAGE
MEDICAL 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
1996
Heating
NONE
Units
1
Lot
0.82 ac
Current owner
From public records · entity-resolved
Northcondido
Individual
Mailing address
135 RAILROAD AVE, MONROVIA, CA 91016-4652
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
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 7, 2024
—
Northcondido
—
Deed
related
$2,100,000 · American Business Bank
Oct 4, 2024
$3,000,000
Northcondido
Doreen Heintschel
Grant Deed
—
Sep 16, 2024
—
Doreen Heintschel
Doreen Heintschel
Intrafamily Transfer
related
—
Oct 17, 2017
—
Charles E Heintschel
—
Deed
related
$150,000 · Tristar Financial INC
Feb 26, 2013
—
Marvin E Heintschel JR.
Heintschel,doreen M
Quit Claim Deed
related
—
Aug 29, 1995
—
Marvin Heintschel
—
Grant Deed
related
$40,000 · Fallbrook National Bank
Sep 29, 1994
$166,000
Marvin Heintschel
Nordahl Industrial Bank LP
Grant Deed
$385,000 · Fallbrook National Bank
Dec 23, 1992
$1,500,000
Industrial Park L P Nordahl
—
Grant Deed
related
—
Nov 19, 1991
$3,700,000
Financial Peele
Oakwood Business
Trustees Deed
related
—
Sep 29, 1989
—
Oakwood Business
—
Grant Deed
related
$2,450,000 · Torrey Pines Bank
—
—
Marvin J Heintschel
—
Deed Of Trust
related
$371,250 · Bank Of America
—
—
Marvin Heintschel JR.
—
Deed Of Trust
related
$367,000 · Commerce West Bank
—
—
Marvin Heinstchel
—
Deed Of Trust
related
$367,000 · Discovery Valley Bank
—
—
Marvin Heintschel
—
Deed Of Trust
related
$350,000 · Discovery Valley 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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