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Property profile & analytics
OFF-MARKET
Estimated value
$2,750,000
Retail space
562 Grand Ave Escondido, CA 92025-2502
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9552273
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1965
Total area
3,686 SF
Lot
0.16 ac (6,756 SF)
Zoning code
INDUSTRIAL (M ZONE)
APN
229-401-14-00
UPID
US09-9552273
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
-
Avid Behavioral Day Program Medical Clinic
-
Sarai Marcelin Counselor
-
AVID Behavioral Day Program - Food Distribution Center Food Bank Charitable Organization
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.75M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.75M
Owner & transaction history
Grand M & M LLC · 2 yrs held
Grand M & M LLC
since 2024
Last sale
$2.8M
7 recorded transactions
Zoning & alternative use
INDUSTRIAL (M ZONE) · Escondido, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$3.3M
+273.2%
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
$2,750,000
ML approach
$2,750,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$3,320,000
Change: +273% · Conversion: Moderate
Blend value · Realmo final
$2.75M
Range $2.48M – $3.03M · ±10% · vs last sale $2.75M (Apr 19 2024)
Last sale anchor
$2.75M
Apr 19 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
$746 / 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
$15,137
Tax year 2024
Assessed value
$1,326,000
Assessed 2024
Previous assessed
$1,326,000
+0.0% YoY
Effective rate
1.14%
On assessed value
Assessed land
$1,020,000
Assessed improvement
$306,000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1965
Heating
NONE
Units
1
Total area
3,686 SF
Lot
0.16 ac (6,756 SF)
Zoning code
INDUSTRIAL (M ZONE)
APN
229-401-14-00
UPID
US09-9552273
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
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.3M
NEIGHBORHOOD: SHOPPING CENTER
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
1965
Heating
NONE
Units
1
Lot
0.16 ac
Current owner
From public records · entity-resolved
Grand M & M LLC
Entity
Mailing address
540 W GRAND AVE, ESCONDIDO, CA 92025-2502
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
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 19, 2024
$2,750,000
Grand M & M LLC
Escondido 52 LP
Grant Deed
$1,402,500 · Bank Of Southern California NA
Apr 19, 2024
—
Grand M & M LLC
—
Deed
related
$1,150,000 · The Mortgage Capital Development Corp
Nov 15, 2022
$2,700,000
Escondido 52 L P
Sam Abed
Grant Deed
—
Jun 16, 2020
—
Sam Abed
—
Deed
related
$100,000 · Banner Bank
Apr 3, 2017
—
Sam Abed
—
Deed
related
$207,202 · Banner Bank
Aug 15, 2002
$365,000
Sam Abed
Smith,tr
Grant Deed
—
—
—
Abed,sam & Mona
—
Loan Modification
related
$110,681 · American West Bk
—
—
Smith Trust
—
Deed Of Trust
related
$32,379 · Bank Of America
—
—
Smith Trust
—
Deed Of Trust
related
—
—
—
D N Smith Family
—
Deed Of Trust
related
$91,205 · La Jolla Bank
—
—
Sam Abed
—
Deed Of Trust
related
$250,000 · San Diego National Bank
—
—
Sam Abed
—
Loan Modification
related
$200,496 · American West Bk
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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