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Property profile & analytics
OFF-MARKET
Estimated value
$4,495,000
Medical Office Space
700 El Norte Pkwy Escondido, CA 92026-3923
Entity Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7142224
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
1991
Total area
15,105 SF
Lot
0.69 ac (30,056 SF)
Zoning code
COMMERCIAL
APN
226-350-60-00
UPID
US09-7142224
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
-
Sara Julazadeh, O.D. Physician
-
Dr John Physician
-
Ryan Marr, OD | Optometrist Ophthalmologist
-
Sanchez Adriana OD Physician
-
Davis Trent T Eye Care Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$5.81M
CAP Approach
CAP
$4.14M
Comparable Approach
Comparable
$4.75M
Blend (final)
Blend
$4.50M
Owner & transaction history
Acuity Escondido LLC · 5 yrs held
Acuity Escondido LLC
since 2020
Last sale
$4.6M
7 recorded transactions
Zoning & alternative use
COMMERCIAL · Escondido, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
Planning | Escondido, CA
Top alternative use upside
Auto repair, garage
$5.8M
+25.3%
Office building
$5.4M
+18.4%
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
$5,685,000
ML approach
$5,810,000
CAP Approach
CAP Return
Estimation
6%
$4,480,000
6.5%
$4,135,000
7%
$3,840,000
Alternative Use
Use
Estimation
MEDICAL BUILDING
$4,600,000
Current use
AUTO REPAIR, GARAGE
$5,765,000
Change: +25% · Conversion: Difficult
OFFICE BUILDING
$5,445,000
Change: +18% · Conversion: Easy
WAREHOUSE, STORAGE
$4,145,000
Change: -10% · Conversion: Difficult
Blend value · Realmo final
$4.50M
Range $4.05M – $4.94M · ±10% · vs last sale $4.55M (Dec 18 2020)
Last sale anchor
$4.55M
Dec 18 2020
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
$298 / 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
$45,426
Tax year 2024
Assessed value
$3,979,530
Assessed 2024
Previous assessed
$3,979,530
+0.0% YoY
Effective rate
1.14%
On assessed value
Assessed land
$1,061,208
Assessed improvement
$2,918,322
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
Medical Office Space
Use group
MEDICAL BUILDING
Status
Off-Market
Year built
1991
Heating
NONE
Units
1
Total area
15,105 SF
Lot
0.69 ac (30,056 SF)
Zoning code
COMMERCIAL
APN
226-350-60-00
UPID
US09-7142224
Jurisdiction
SAN DIEGO
Zoning & alternative use
COMMERCIAL · Escondido, CAZoning COMMERCIAL · permitted uses
COMMERCIAL · Escondido, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
Planning | Escondido, CA
Alternative use value scenarios
Repositioning upside vs current use
MEDICAL BUILDING Current
Est. value
$4.6M
AUTO REPAIR, GARAGE
Est. value
$5.8M
OFFICE BUILDING
Est. value
$5.4M
WAREHOUSE, STORAGE
Est. value
$4.1M
MEDICAL BUILDING Current
AUTO REPAIR, GARAGE
OFFICE BUILDING
WAREHOUSE, STORAGE
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
1991
Heating
NONE
Units
1
Lot
0.69 ac
Current owner
From public records · entity-resolved
Acuity Escondido LLC
Entity
Mailing address
100 E CALIFORNIA BLVD, PASADENA, CA 91105-3205
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 24, 2026
—
Acuity Escondido LLC
—
Deed
related
$5,785,000 · Mega Bank
Jun 3, 2022
—
Acuity Escondido LLC
—
Deed
related
$70,000,000 · Zb NA
Dec 18, 2020
$4,550,000
Acuity Escondido LLC
Richard Kemp Massengill
Grant Deed
—
Apr 6, 2017
—
Massengill Family Trust
—
Deed
related
$714,000 · Osm Loan Acquisitions Viii LP
May 6, 2011
—
Massengill Family Trust
Massengill,richard K & Esther S
Quit Claim Deed
related
—
Nov 15, 2005
—
Massengill Family Trust
Massengill,richard K & Esther S
Quit Claim Deed
related
—
Dec 31, 1997
—
Richard K Massengill
—
Deed Of Trust
related
$1,000,000 · Glendale Federal Bank
—
—
Massengill Family Trust
—
Deed Of Trust
related
$63,195 · Mission Oaks National Bank
—
—
Massengill Family Trust
—
Deed Of Trust
related
$714,000 · Osm Loan Acquisitions Viii LP
—
—
Richard K Massengill
—
Deed Of Trust
related
$1,000,000 · Glendale 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.
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