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Property profile & analytics
OFF-MARKET
Estimated value
$6,150,000
Commercial land
817 Grand Ave Escondido, CA 92025-3401
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7406889
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Lot
0.16 ac (6,930 SF)
Zoning code
RESTRICTED COMMERCIAL
APN
230-291-04-00
UPID
US09-7406889
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
$6.15M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$6.15M
Owner & transaction history
839 East Grand LLC · 1 yrs held
839 East Grand LLC
since 2024
Last sale
$6.2M
6 recorded transactions
Zoning & alternative use
RESTRICTED COMMERCIAL · 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
$6,150,000
ML approach
$6,150,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$6.15M
Range $5.54M – $6.77M · ±10% · vs last sale $6.15M (Sep 16 2024)
Last sale anchor
$6.15M
Sep 16 2024
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
—
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
$2,545
Tax year 2024
Assessed value
$221,056
Assessed 2024
Previous assessed
$221,056
+0.0% YoY
Effective rate
1.15%
On assessed value
Assessed land
$221,056
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
Commercial land
Use group
VACANT COMMERCIAL LAND
Status
Off-Market
Heating
NONE
Lot
0.16 ac (6,930 SF)
Zoning code
RESTRICTED COMMERCIAL
APN
230-291-04-00
UPID
US09-7406889
Jurisdiction
SAN DIEGO
Zoning & alternative use
RESTRICTED COMMERCIAL · Escondido, CA
Zoning RESTRICTED COMMERCIAL · permitted uses
RESTRICTED COMMERCIAL · 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
Lot
0.16 ac
Current owner
From public records · entity-resolved
839 East Grand LLC
Entity
Mailing address
839 E GRAND AVE, ESCONDIDO, CA 92025-3401
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
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
Sep 16, 2024
$6,150,000
839 East Grand LLC
Ncofsc LLC
Grant Deed
$5,573,250 · Academy Bank NA
Sep 16, 2024
—
Ian S Mcdonald
Rabee Mcdonald
Intrafamily Transfer
related
—
Sep 12, 2024
—
Ncofsc LLC
Ncofsc LLC
Grant Deed
related
—
Oct 28, 2016
—
Ncofsc LLC
839 Grand LLC
Grant Deed
$3,070,000 · Jpmorgan Chase Bank NA
Mar 14, 2008
—
836 Grand LLC
—
Trustees Deed
related
$2,000,000 · La Jolla Bank
Apr 4, 2005
$480,000
839 Grand LLC
Fleming,graham K & Evelyn P
Grant Deed
—
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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