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Property profile & analytics
OFF-MARKET
Estimated value
$2,795,000
Auto shops
535 Quince St Escondido, CA 92025-2523
Entity Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9301700
Property summary
AI-generated overview
This exceptional investment opportunity presents a 10,980 square foot auto shop strategically located at 535 N Quince St, Escondido, CA 92025, within San Diego County. The property, encompassing 1.46 acres, is currently operating as a Gerber Collision and Caliber Collision location under a 15-year absolute NNN sale-leaseback agreement. The lease features built-in rent bumps of 8% every five years, providing consistent and predictable income growth. The current net operating income (NOI) stands at $157,986, yielding a compelling 5.35% cap rate. The asking price is $2,953,000. This sale-leaseback offers significant advantages, including a corporate guarantee, minimizing tenant risk. The property is suitable for 1031 exchange transactions. This is an exceptional opportunity for investors seeking a stable, high-yield investment with a long-term lease and built-in appreciation. The property is available individually or as part of a larger portfolio.
Property profile
Verified
Property type
Auto shops
Use group
AUTO REPAIR, GARAGE
Year built
1971
Total area
10,980 SF
Lot
1.46 ac (63,597 SF)
Zoning code
INDUSTRIAL (M ZONE)
APN
232-091-05-00
UPID
US09-9301700
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
-
Gerber Collision & Glass Auto Repair Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.53M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.80M
Owner & transaction history
Gerber Real Estate INC · 5 yrs held
Gerber Real Estate INC
since 2021
Last sale
$3.0M
2 recorded transactions
Zoning & alternative use
INDUSTRIAL (M ZONE) · Escondido, CA
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
$2,745,000
ML approach
$2,525,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$4,190,000
Current use
OFFICE BUILDING
$3,960,000
Change: -6% · Conversion: Difficult
Blend value · Realmo final
$2.80M
Range $2.52M – $3.07M · ±10% · vs last sale $2.95M (Nov 6 2024)
Last sale anchor
$2.95M
Nov 6 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
$255 / 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
$30,304
Tax year 2024
Assessed value
$2,653,020
Assessed 2024
Previous assessed
$2,653,020
+0.0% YoY
Effective rate
1.14%
On assessed value
Assessed land
$1,591,812
Assessed improvement
$1,061,208
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
Auto shops
Use group
AUTO REPAIR, GARAGE
Status
Off-Market
Year built
1971
Heating
NONE
Units
1
Total area
10,980 SF
Lot
1.46 ac (63,597 SF)
Zoning code
INDUSTRIAL (M ZONE)
APN
232-091-05-00
UPID
US09-9301700
Jurisdiction
SAN DIEGO
Zoning & alternative use
INDUSTRIAL (M ZONE) · Escondido, CAZoning 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
Source
Planning | Escondido, CA
Alternative use value scenarios
Repositioning upside vs current use
AUTO REPAIR, GARAGE Current
Est. value
$4.2M
OFFICE BUILDING
Est. value
$4.0M
AUTO REPAIR, GARAGE Current
OFFICE 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
1971
Heating
NONE
Units
1
Lot
1.46 ac
Current owner
From public records · entity-resolved
Gerber Real Estate INC
Entity
Mailing address
400 W GRAND AVE, ELMHURST, IL 60126-1013
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 3, 2021
$2,500,000
Gerber Real Estate INC
Johnson Automotive Service INC
Grant Deed
—
—
—
Milo Johnson Automotive Svcs
—
Deed Of Trust
related
$100,000 · Individual
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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