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Property profile & analytics
FOR LEASE
Retail space
6015 Paseo Delicias, Rancho Santa Fe, CA 92067
Entity Owned
2-yr Hold
Absentee Owner
Free & Clear
Property ID
US10-0012468
For Lease
1 / 2
$2,850,000
6015 Paseo Delicias, Rancho Santa Fe, CA 92067
View Listing →
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1941
Total area
5,036 SF
Lot
0.15 ac (6,411 SF)
Zoning code
COMMERCIAL
APN
266-285-03-00
UPID
US10-0012468
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
-
Secret Car Club Nightclub Music Venue
-
MasterMan Movers Moving Company
-
San Diego Skyline Roofers Roofing Company General Contractor
-
Lorelei Nielsen, Coldwell Banker Res Brokerage Real Estate Agency
-
Traci Bass, Coldwell Banker Realty Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.85M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.42M
Blend (final)
Blend
$2.85M
Owner & transaction history
Freo Holdings LLC · 2 yrs held
Freo Holdings LLC
since 2024
Last sale
$2.9M
7 recorded transactions
Zoning & alternative use
COMMERCIAL · Rancho Santa Fe, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$4.5M
+114.6%
Restaurant
$3.3M
+56.2%
Medical building
$2.4M
+13.1%
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 Rancho Santa Fe submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Rancho Santa Fe 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
$2,850,000
ML approach
$2,850,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$2,115,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$4,535,000
Change: +115% · Conversion: Moderate
RESTAURANT
$3,300,000
Change: +56% · Conversion: Easy
MEDICAL BUILDING
$2,390,000
Change: +13% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,925,000
Change: -9% · Conversion: Difficult
OFFICE BUILDING
$1,815,000
Change: -14% · Conversion: Easy
Blend value · Realmo final
$2.85M
Range $2.57M – $3.14M · ±10% · vs last sale $2.85M (Feb 5 2024)
Last sale anchor
$2.85M
Feb 5 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
$566 / 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
$65,798
Tax year 2024
Assessed value
$5,826,240
Assessed 2024
Previous assessed
$5,826,240
+0.0% YoY
Effective rate
1.13%
On assessed value
Assessed land
$4,265,640
Assessed improvement
$1,560,600
Applied tax rate
71.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
For Lease
Year built
1941
Heating
NONE
Units
1
Total area
5,036 SF
Lot
0.15 ac (6,411 SF)
Zoning code
COMMERCIAL
APN
266-285-03-00
UPID
US10-0012468
Jurisdiction
SAN DIEGO
Zoning & alternative use
COMMERCIAL · Rancho Santa Fe, CA
Zoning COMMERCIAL · permitted uses
COMMERCIAL · Rancho Santa Fe, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Rancho Santa Fe. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$2.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$4.5M
RESTAURANT
Est. value
$3.3M
MEDICAL BUILDING
Est. value
$2.4M
AUTO REPAIR, GARAGE
Est. value
$1.9M
OFFICE BUILDING
Est. value
$1.8M
RETAIL STORES Current
NEIGHBORHOOD: SHOPPING CENTER
RESTAURANT
MEDICAL BUILDING
AUTO REPAIR, GARAGE
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
1941
Heating
NONE
Units
1
Lot
0.15 ac
Current owner
From public records · entity-resolved
Freo Holdings LLC
Entity
Free & Clear · 2 yrs held
Mailing address
620 NEPTUNE AVE, ENCINITAS, CA 92024-2021
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 5, 2024
$2,850,000
Freo Holdings LLC
New Francisco LLC
Grant Deed
—
Nov 8, 2021
$5,600,000
New Francisco LLC
Francisco Family Partnership
Grant Deed
—
May 18, 2010
—
Francisco Family Ptshp
Herron,laura E
Grant Deed
—
Mar 23, 2010
—
Francisco Family Ptshp
Herron,laura E
Grant Deed
—
Oct 6, 2009
—
Francisco Family Ptshp
Francisco,james T
Quit Claim Deed
—
Dec 1, 1995
—
Robert B Etal Francisco
Francisco,robert B
Quit Claim Deed
related
—
—
—
Grubb & Ellis Co
—
Deed Of Trust
related
$20,500 · Flagship Federal 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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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