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Property profile & analytics
OFF-MARKET
Estimated value
$36,005,000
Apartment buildings
736 Ctr Dr San Marcos, CA 92069-3582
Entity Owned
6-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9707590
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
2001
Total area
91,354 SF
Lot
2.66 ac (115,869 SF)
Zoning code
COMMERCIAL
APN
226-111-26-00
UPID
US09-9707590
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
-
Apartment San Marcos Apartment Building
-
Blue World Web Marketing & Advertising
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$23.35M
Comparable Approach
Comparable
$44.74M
Blend (final)
Blend
$36.01M
Owner & transaction history
Gs Aa San Marcos Owner LLC · 6 yrs held
Gs Aa San Marcos Owner LLC
since 2020
Last sale
$34.4M
7 recorded transactions
Zoning & alternative use
COMMERCIAL · San Marcos, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$59.9M
+108.3%
Medical building
$43.4M
+50.8%
Auto repair, garage
$34.9M
+21.3%
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 San Marcos submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs San Marcos 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
$43,145,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$25,300,000
6.5%
$23,350,000
7%
$21,685,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$28,760,000
Current use
RESTAURANT
$59,900,000
Change: +108% · Conversion: Difficult
MEDICAL BUILDING
$43,355,000
Change: +51% · Conversion: Moderate
AUTO REPAIR, GARAGE
$34,875,000
Change: +21% · Conversion: Difficult
RETAIL STORES
$27,740,000
Change: -4% · Conversion: Difficult
WAREHOUSE, STORAGE
$25,885,000
Change: -10% · Conversion: Difficult
Blend value · Realmo final
$36.01M
Range $32.40M – $39.61M · ±10% · vs last sale $34.40M (Apr 14 2020)
Last sale anchor
$34.40M
Apr 14 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
$394 / 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
$416,589
Tax year 2024
Assessed value
$31,093,859
Assessed 2024
Previous assessed
$31,093,859
+0.0% YoY
Effective rate
1.34%
On assessed value
Assessed land
$6,433,212
Assessed improvement
$24,660,647
Applied tax rate
13.0000
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
2001
Heating
NONE
Units
104
Total area
91,354 SF
Lot
2.66 ac (115,869 SF)
Zoning code
COMMERCIAL
APN
226-111-26-00
UPID
US09-9707590
Jurisdiction
SAN DIEGO
Zoning & alternative use
COMMERCIAL · San Marcos, CA
Zoning COMMERCIAL · permitted uses
COMMERCIAL · San Marcos, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
San Marcos. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$28.8M
RESTAURANT
Est. value
$59.9M
MEDICAL BUILDING
Est. value
$43.4M
AUTO REPAIR, GARAGE
Est. value
$34.9M
RETAIL STORES
Est. value
$27.7M
WAREHOUSE, STORAGE
Est. value
$25.9M
APARTMENT HOUSE (5+ UNITS) Current
RESTAURANT
MEDICAL BUILDING
AUTO REPAIR, GARAGE
RETAIL STORES
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
2001
Heating
NONE
Units
104
Lot
2.66 ac
Current owner
From public records · entity-resolved
Gs Aa San Marcos Owner LLC
Entity
Mailing address
730 W TOWN AND COUNTRY BLVD STE #800, HOUSTON, TX 77024-4675
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 14, 2020
$34,400,000
Gs Aa San Marcos Owner LLC
Crp-grep Vallecitos Owner LLC
Grant Deed
$40,324,000 · Cbre Multifamily Cap
Jan 26, 2017
$19,000,000
Crp-grep Vallecitos Owner LLC
Hacienda Vallecitos LP
Grant Deed
$31,010,000 · Walker & Dunlop
Dec 12, 2011
—
Hacienda Vallecitos LP
Dale Scott Trust
Grant Deed
$8,582,000 · Wells Fargo Bank NA
Jun 23, 2004
$12,500,000
Cumberland Club Apt LP
Ricardo Center Properties LLC
Grant Deed
$7,200,000 · Wachovia Multifamily Capital
Oct 27, 1998
—
Ricardo Center Properties
Nordahl Ventures I
Grant Deed
$1,600,000 · Seller
Jun 24, 1988
—
Nordahl Ventures
Vallecitos Aland
Trustees Deed
related
—
—
—
Casa Vallecitos
—
Deed Of Trust
related
$50,000 · Norhdahl Ventures I
—
—
Casa Vallecitos
—
Deed Of Trust
related
$50,000 · Norhdahl Ventures I
—
—
Nordahl Ventures
—
Deed Of Trust
related
$875,000 · California First Bank
—
—
Gdsm INC
—
Deed Of Trust
related
$50,000 · Norhdahl Ventures I
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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