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Property profile & analytics
OFF-MARKET
Estimated value
$1,595,000
Apartment buildings
532 Richmar Ave San Marcos, CA 92069-1649
Entity Owned
6-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9728567
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1987
Total area
7,240 SF
Lot
0.47 ac (20,609 SF)
Zoning code
R-4:MULTIPLE RESIDENTIAL
APN
220-112-14-00
UPID
US09-9728567
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
-
Hair & Makeup By Rosy Hair Salon Nail Salon
-
Cuaji Landscaping Landscaping General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.85M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.60M
Owner & transaction history
San Marcos Terrace Apartments LLC · 6 yrs held
San Marcos Terrace Apartments LLC
since 2019
7 recorded transactions
Zoning & alternative use
R-4:MULTIPLE RESIDENTIAL · San Marcos, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 San Marcos submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs San Marcos 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%
$2,005,000
6.5%
$1,850,000
7%
$1,720,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$2,280,000
Current use
RETAIL STORES
$2,200,000
Change: -4% · Conversion: Difficult
WAREHOUSE, STORAGE
$2,050,000
Change: -10% · Conversion: Difficult
Blend value · Realmo final
$1.60M
Range $1.44M – $1.75M · ±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
$220 / 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
$24,169
Tax year 2024
Assessed value
$2,180,855
Assessed 2024
Previous assessed
$2,180,855
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$1,308,514
Assessed improvement
$872,341
Applied tax rate
13.0000
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
1987
Heating
NONE
Units
9
Bathrooms
9
Total area
7,240 SF
Lot
0.47 ac (20,609 SF)
Zoning code
R-4:MULTIPLE RESIDENTIAL
APN
220-112-14-00
UPID
US09-9728567
Jurisdiction
SAN DIEGO
Zoning & alternative use
R-4:MULTIPLE RESIDENTIAL · San Marcos, CA
Zoning R-4:MULTIPLE RESIDENTIAL · permitted uses
R-4:MULTIPLE RESIDENTIAL · San Marcos, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
San Marcos. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$2.3M
RETAIL STORES
Est. value
$2.2M
WAREHOUSE, STORAGE
Est. value
$2.1M
APARTMENT HOUSE (5+ UNITS) Current
RETAIL STORES
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
1987
Heating
NONE
Units
9
Bathrooms
9
Lot
0.47 ac
Current owner
From public records · entity-resolved
San Marcos Terrace Apartments LLC
Entity
Mailing address
2731 PT DEL MAR, CORONA DL MAR, CA 92625-1554
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
15 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 21, 2021
—
San Marco Terrace Apartmenst LLC
—
Deed
related
$2,005,000 · First Foundation Bank
Dec 30, 2019
$300,000
San Marcos Terrace Apartments LLC
Casa Vista Estates INC
Grant Deed
$1,670,000 · First Foundation Bank
Jun 3, 2019
$703,000
San Marcos Ter Apts LLC
Casa Vista Estates INC
Grant Deed
—
Aug 22, 2016
—
Casa Vista Estates INC
—
Deed
related
$1,050,000 · Jpmorgan Chase Bank NA
Jul 9, 2014
—
Casa Vista Estates INC
Casa Vista Estates INC
Intrafamily Transfer
related
$900,000 · Jpmorgan Chase Bank NA
Sep 17, 2007
$225,000
Casa Vista Estates INC
Lewis Living Trust
Grant Deed
$885,000 · Lewis Living Trust
Mar 16, 2007
—
Scott J Lewis
Lewis Cecile E Trust
Quit Claim Deed
related
—
Apr 19, 2002
—
Lewis Trust
Rick Trust
Grant Deed
$273,500 · Rick Trust
Jan 12, 1990
$540,000
Rick Horst
Norfleet Ned
Grant Deed
—
Dec 14, 1988
$470,000
Ned Norfleet
Arpple INC
Trustees Deed
$352,500 · First Federal Savings & Loan
Dec 14, 1988
—
Arpple INC
United States Am
Trustees Deed
related
—
—
—
Casa Vista Estates INC
—
Deed Of Trust
related
$60,000 · Scott J Lewis
—
—
Lewis Trust
—
Deed Of Trust
related
$281,250 · Quaker City Bank
—
—
Hidden Meadows Vista LP
—
Deed Of Trust
related
$490,316 · Onewest Bank Fsb
—
—
Meadows Vista Hidden
—
Deed Of Trust
related
$500,000 · La Jolla 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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