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Property profile & analytics
OFF-MARKET
Estimated value
$12,645,000
Apartment buildings
660 Quince St Escondido, CA 92025-1653
Entity Owned
13-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9301469
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1987
Total area
84,000 SF
Lot
3.81 ac (165,963 SF)
Zoning code
R-4:MULTIPLE RESIDENTIAL
APN
229-171-33-00
UPID
US09-9301469
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
-
M G Properties Apartment Building
-
Village Grove Apartments Apartment Building Apartment Complex
-
Stayfreshstart Building Supply
-
Laverne Rone Rehabilitation Center
-
Dance Instructor Theater & Performing Art Venue Training Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$12.65M
Owner & transaction history
Village Grove Apartments LP · 13 yrs held
Village Grove Apartments LP
since 2013
7 recorded transactions
Zoning & alternative use
R-4:MULTIPLE RESIDENTIAL · 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$19,390,000
Current use
Blend value · Realmo final
$12.65M
Range $11.38M – $13.91M · ±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
$151 / 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
$321
Tax year 2024
Assessed value
$18,893,976
Assessed 2024
Previous assessed
$18,893,976
+0.0% YoY
Effective rate
0.00%
On assessed value
Assessed land
$6,036,412
Assessed improvement
$12,857,564
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1987
Heating
NONE
Units
160
Total area
84,000 SF
Lot
3.81 ac (165,963 SF)
Zoning code
R-4:MULTIPLE RESIDENTIAL
APN
229-171-33-00
UPID
US09-9301469
Jurisdiction
SAN DIEGO
Zoning & alternative use
R-4:MULTIPLE RESIDENTIAL · Escondido, CA
Zoning R-4:MULTIPLE RESIDENTIAL · permitted uses
R-4:MULTIPLE RESIDENTIAL · 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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$19.4M
APARTMENT HOUSE (5+ UNITS) Current
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
1987
Heating
NONE
Units
160
Lot
3.81 ac
Current owner
From public records · entity-resolved
Village Grove Apartments LP
Entity
Mailing address
151 KALMUS DR STE J5, COSTA MESA, CA 92626-5974
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2013
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
Jun 25, 2020
—
Village Grove Apartments LP
—
Deed
related
$22,417,000 · Prudential Multifamily Mtg
Mar 15, 2013
$15,700,000
Village Grove Apartments LP
Escondido Village Grove Apartm
Grant Deed
$11,600,000 · Zions First National Bank
Jan 3, 2000
$8,242,000
Escondido Village Grove Apartmen
—
Trustees Deed
related
—
Apr 28, 1998
—
Village Grove Apartments
Woolley,elliott P Etal
Quit Claim Deed
related
—
Jul 31, 1997
—
Elliott P Woolley
Woolley,kimberly A
Quit Claim Deed
related
—
Jul 31, 1997
$350,000
Woolley,elliott P
Valorie M Hill Trustee
Trustees Deed
related
—
Oct 9, 1992
—
Grv Inv
Henderson,michae
Grant Deed
related
—
Sep 16, 1991
$2,600,000
Grv Inv
Loria,russell
Trustees Deed
related
—
Dec 14, 1989
$6,900,000
Loria Russell
Village Grove Ap
Grant Deed
$2,100,000 · Village Grove Ap
—
—
Village Grove Apartments LP
—
Deed Of Trust
related
$22,417,000 · Prudential Multifamily Mtg
—
—
Escondido Village Grove LLC
—
Deed Of Trust
related
$5,775,000 · Washington Mutual Fsb
—
—
Elliott P Woolley
—
Deed Of Trust
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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