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Property profile & analytics
OFF-MARKET
Estimated value
$1,505,000
Bowling alleys
6451 El Sicomoro Rancho Santa Fe, CA 92067
Individually Owned
21-yr Hold
Free & Clear
Property ID
US09-9669785
Property profile
Verified
Property type
Bowling alleys
Use group
BOWLING ALLEY
Year built
1954
Total area
9,834 SF
Lot
19.81 ac (862,923 SF)
Zoning code
R-1:SINGLE FAM-RES
APN
269-040-11-00
UPID
US09-9669785
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
-
Isalis (Bike/Boat/Book/etc) Store
-
Party City Party Supply Store (Bike/Boat/Book/etc) Store
-
Skunk Funk Big Box & Wholesale Store
-
Carl's Trading Co Hat Shop
-
Bushka's Kitchen LLC (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.51M
Owner & transaction history
Wagonhound Land · 21 yrs held
Wagonhound Land
since 2005
5 recorded transactions
Zoning & alternative use
R-1:SINGLE FAM-RES · Rancho Santa Fe, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$2.3M
+76.7%
Medical building
$1.6M
+22.7%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RECREATIONAL/ENTERTAINMENT (GENERAL)
$1,310,000
Current use
OFFICE BUILDING
$2,310,000
Change: +77% · Conversion: Difficult
MEDICAL BUILDING
$1,605,000
Change: +23% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,125,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$1.51M
Range $1.35M – $1.66M · ±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
$153 / 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
$149,985
Tax year 2024
Assessed value
$13,163,388
Assessed 2024
Previous assessed
$13,163,388
+0.0% YoY
Effective rate
1.14%
On assessed value
Assessed land
$6,272,631
Assessed improvement
$6,890,757
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
Bowling alleys
Use group
BOWLING ALLEY
Status
Off-Market
Year built
1954
Heating
NONE
Units
8
Bathrooms
2
Total area
9,834 SF
Lot
19.81 ac (862,923 SF)
Zoning code
R-1:SINGLE FAM-RES
APN
269-040-11-00
UPID
US09-9669785
Jurisdiction
SAN DIEGO
Zoning & alternative use
R-1:SINGLE FAM-RES · Rancho Santa Fe, CA
Zoning R-1:SINGLE FAM-RES · permitted uses
R-1:SINGLE FAM-RES · 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
RECREATIONAL/ENTERTAINMENT (GENERAL) Current
Est. value
$1.3M
OFFICE BUILDING
Est. value
$2.3M
MEDICAL BUILDING
Est. value
$1.6M
AUTO REPAIR, GARAGE
Est. value
$1.1M
RECREATIONAL/ENTERTAINMENT (GENERAL) Current
OFFICE BUILDING
MEDICAL BUILDING
AUTO REPAIR, GARAGE
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
1954
Heating
NONE
Units
8
Bathrooms
2
Lot
19.81 ac
Current owner
From public records · entity-resolved
Wagonhound Land
Individual
Free & Clear · 21 yrs held
Mailing address
PO BOX 1100, DOUGLAS, WY 82633-1100
Ownership since
2005
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 25, 2005
—
Wagonhound Land
Nic LLC
Quit Claim Deed
related
—
Jan 15, 2004
$9,000,000
Nic LLC
Haas,robert D & Colleen G
Grant Deed
—
Feb 29, 1996
—
Haas,robert D & Colleen G
Bancroft,bettina
Grant Deed
related
—
Apr 25, 1988
$1,600,000
Bettina Bancroft
Danie
Trustees Deed
$890,000 · California Federal Bank
Apr 25, 1988
—
Bettina Bancroft
Klink
Quit Claim Deed
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.
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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