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Property profile & analytics
OFF-MARKET
Estimated value
$1,960,000
Office Spaces
531 Encinitas Blvd Ste 105 Encinitas, CA 92024-3782
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US09-8973600
Property profile
Verified
Property type
Office Spaces
Use group
CONDOMINIUM OFFICES
Year built
1984
Total area
4,986 SF
Lot
2.6 ac (113,164 SF)
Zoning code
COMMERCIAL
APN
258-121-31-06
UPID
US09-8973600
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
$1.61M
CAP Approach
CAP
$1.90M
Comparable Approach
Comparable
$2.42M
Blend (final)
Blend
$1.96M
Owner & transaction history
Js Estates LLC · 3 yrs held
Js Estates LLC
since 2022
Last sale
$2.4M
5 recorded transactions
Zoning & alternative use
COMMERCIAL · Encinitas, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$2.4M
+11.9%
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 Encinitas submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Encinitas 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
$1,510,000
ML approach
$1,610,000
CAP Approach
CAP Return
Estimation
6%
$2,050,000
6.5%
$1,895,000
7%
$1,760,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,115,000
Current use
MEDICAL BUILDING
$2,365,000
Change: +12% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,905,000
Change: -10% · Conversion: Difficult
Blend value · Realmo final
$1.96M
Range $1.76M – $2.16M · ±10% · vs last sale $2.36M (Sep 8 2022)
Last sale anchor
$2.36M
Sep 8 2022
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
$393 / 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
$25,561
Tax year 2024
Assessed value
$2,403,477
Assessed 2024
Previous assessed
$2,403,477
+0.0% YoY
Effective rate
1.06%
On assessed value
Assessed land
$1,020,000
Assessed improvement
$1,383,477
Applied tax rate
19.0000
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
1984
Heating
NONE
Units
1
Total area
4,986 SF
Lot
2.6 ac (113,164 SF)
Zoning code
COMMERCIAL
APN
258-121-31-06
UPID
US09-8973600
Jurisdiction
SAN DIEGO
Zoning & alternative use
COMMERCIAL · Encinitas, CA
Zoning COMMERCIAL · permitted uses
COMMERCIAL · Encinitas, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Encinitas. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$2.1M
MEDICAL BUILDING
Est. value
$2.4M
AUTO REPAIR, GARAGE
Est. value
$1.9M
OFFICE BUILDING Current
MEDICAL BUILDING
AUTO REPAIR, GARAGE
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
1984
Heating
NONE
Units
1
Lot
2.6 ac
Current owner
From public records · entity-resolved
Js Estates LLC
Entity
Mailing address
531 ENCINITAS BLVD STE #110, ENCINITAS, CA 92024-3782
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 8, 2022
$2,356,500
Js Estates LLC
Paul H Meardon
Grant Deed
$2,130,000 · Prime Commercial Finance INC
May 26, 2015
$1,271,500
Meardon,paul H Trust
Halper David W & Barbara A
Grant Deed
—
Nov 17, 2010
—
Barbara A Halper
Owner Name Unavailable
Grant Deed
related
—
Dec 14, 2006
$2,000,000
David W Halper
Ncbp Dev INC
Grant Deed
$1,125,000 · Pacific Coast National Bank
Jun 28, 2006
—
Ncbp Dev INC
Owner,record
Grant 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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