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Property profile & analytics
OFF-MARKET
Estimated value
$625,000
Manufacturing properties
610 Rock Spgs Rd 16 Escondido, CA 92025-1623
Entity Owned
3-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-9303664
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Total area
4,800 SF
Lot
0.44 ac (19,129 SF)
Zoning code
INDUSTRIAL (M ZONE)
APN
228-270-31-00
UPID
US09-9303664
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
by Request
CAP Approach
CAP
$815k
Comparable Approach
Comparable
$378k
Blend (final)
Blend
$625k
Owner & transaction history
610 616 Rock Springs LLC · 3 yrs held
610 616 Rock Springs LLC
since 2022
6 recorded transactions
Zoning & alternative use
INDUSTRIAL (M ZONE) · Escondido, 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 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$885,000
6.5%
$815,000
7%
$755,000
Blend value · Realmo final
$625k
Range $563k – $688k · ±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
$130 / 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
$8,682
Tax year 2024
Assessed value
$758,548
Assessed 2024
Previous assessed
$758,548
+0.0% YoY
Effective rate
1.14%
On assessed value
Assessed land
$529,869
Assessed improvement
$228,679
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Heating
NONE
Units
1
Total area
4,800 SF
Lot
0.44 ac (19,129 SF)
Zoning code
INDUSTRIAL (M ZONE)
APN
228-270-31-00
UPID
US09-9303664
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.
Building & site characteristics
From public records
Heating
NONE
Units
1
Lot
0.44 ac
Current owner
From public records · entity-resolved
610 616 Rock Springs LLC
Entity
Free & Clear · 3 yrs held
Mailing address
1084 N EL CAMINO REALB369, ENCINITAS, CA 92024-1334
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 29, 2022
—
610 616 Rock Springs LLC
Robert P Luly
Grant Deed
—
Sep 12, 2017
$680,000
Robert P Luly
Peter Aardema
Grant Deed
$578,000 · First Citizens Bank & Trust Co
Jun 15, 2011
$475,000
Aardema P & L N Family 1985 Trust
Washrock LLC
Grant Deed
—
Sep 12, 2008
$1,107,500
Washrock LLC
Frances Gilbert Re LLC
Grant Deed
$885,974 · Frances Gilbert Re LLC
Oct 25, 2006
—
Frances Gilbert Re LLC
Gilbert,frances J
Quit Claim Deed
—
Apr 6, 2006
—
Frances J Gilbert
Gilbert,wallace L
Affidavit Of Death
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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