Individually Owned Property profile
Verified
Property type
Office Spaces
Use group
CONDOMINIUM OFFICES
Year built
2003
Total area
7,740 SF
Lot
1.85 ac (80,552 SF)
Zoning code
RESTRICTED COMMERCIAL
APN
256-330-50-01
UPID
US09-9250390
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Medical Clinic
-
Physician Medical Clinic
-
Psychotherapist
-
Financial Advisor
-
Apartment Building
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.15M
CAP Approach
CAP
$2.94M
Comparable Approach
Comparable
$4.99M
Blend (final)
Blend
$3.98M
Owner & transaction history
since 2021
Last sale
$4.9M
4 recorded transactions
Zoning & alternative use
RESTRICTED COMMERCIAL · Encinitas, CA
Top alternative use upside
Retail stores
$6.3M
+90.6%
Restaurant
$5.1M
+54.6%
Apartment house (5+ units)
$4.1M
+25.5%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
6 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
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Summary
1
Valuation conclusion
Included free
Estimated market value
$3.98M
Value range
$3.58M – $4.38M
±10% around blend
Estimated value / SF
$514 / SF
Confidence
Property data
88
Market benchmarks
100
Comparable evidence
60
$3.58M
blend $3.98M
$4.38M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
7,740 SF
Lot area
1.85 ac
Year built
2003
APN
256-330-50-01
Zoning
RESTRICTED COMMERCIAL
Assessed value
$5,045,940
Annual tax
$59,330
3
Income approach: direct capitalization
Partial preview
Income approach indication
$2.94M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$3.19M
@ 6.5% CAP return
$2.94M
@ 7% CAP return
$2.73M
4
Sales comparison
Partial preview
Sales approach indication
$4.99M
Range $2.43M – $4.99M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$3.98M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 46 sales
$424
+21%
Submarket 46 sales
$424
+21%
County 504 sales
$361
+43%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $514/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Retail Stores
Gross theoretical uplift
+91%
vs current-use indication
Restaurant
Apartment House (5+ Units)
Medical Building
Office Building · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Market rates by use type
PDF export
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Overview
Implied cap rate
4.80%
Implied, in-place cap rate for this office spaces
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 4.80%
9.0%
NOI (est.)
$340k *
Last sale · Dec 2021
$4.85M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$7.07M
Move the market yield to see immediate price impact.
Value / SF
$914
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
4.30%4.80%5.30%
$306k
$7.11M
$6.37M
$5.77M
$340k
$7.90M
$7.07M
$6.41M
$373k
$8.68M
$7.78M
$7.05M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$59,330
Tax year 2024
Assessed value
$5,045,940
Assessed 2024
Previous assessed
$5,045,940
+0.0% YoY
Effective rate
1.18%
On assessed value
Assessed land
$2,601,000
Assessed improvement
$2,444,940
Applied tax rate
19.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office Spaces
Use group
CONDOMINIUM OFFICES
Status
Off-Market
Year built
2003
Heating
NONE
Units
1
Total area
7,740 SF
Lot
1.85 ac (80,552 SF)
Zoning code
RESTRICTED COMMERCIAL
APN
256-330-50-01
UPID
US09-9250390
Jurisdiction
SAN DIEGO
Zoning & alternative use
RESTRICTED COMMERCIAL · Encinitas, CAZoning RESTRICTED COMMERCIAL · permitted uses
RESTRICTED COMMERCIAL · Encinitas, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
2003
Heating
NONE
Units
1
Lot
1.85 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
RESTRICTED COMMERCIAL
Jurisdiction
Encinitas, CA
Recorded code
RESTRICTED COMMERCIAL
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for RESTRICTED COMMERCIAL in Encinitas, CA.
What opens after registration
Zoning profile
2 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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