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Property profile & analytics
OFF-MARKET
Estimated value
$3,415,000
Manufacturing properties
850 Los Vallecitos Blvd San Marcos, CA 92069-1432
Individually Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9705503
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1982
Total area
19,047 SF
Lot
1.23 ac (53,578 SF)
Zoning code
INDUSTRIAL (M ZONE)
APN
219-172-42-00
UPID
US09-9705503
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
-
Antique Village Home Decor Store (Bike/Boat/Book/etc) Store
-
Raymond Allyn Office Furniture Furniture & Home Goods
-
VIP Shopping Center & Mall
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$3.36M
Comparable Approach
Comparable
$4.44M
Blend (final)
Blend
$3.42M
Owner & transaction history
Gary Groeneneerg · 3 yrs held
Gary Groeneneerg
since 2023
7 recorded transactions
Zoning & alternative use
INDUSTRIAL (M ZONE) · San Marcos, 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 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$3,630,000
6.5%
$3,355,000
7%
$3,115,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$3,760,000
Current use
Blend value · Realmo final
$3.42M
Range $3.07M – $3.76M · ±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
$179 / 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
$39,348
Tax year 2024
Assessed value
$3,540,795
Assessed 2024
Previous assessed
$3,540,795
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$1,345,929
Assessed improvement
$2,194,866
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1982
Heating
NONE
Units
1
Total area
19,047 SF
Lot
1.23 ac (53,578 SF)
Zoning code
INDUSTRIAL (M ZONE)
APN
219-172-42-00
UPID
US09-9705503
Jurisdiction
SAN DIEGO
Zoning & alternative use
INDUSTRIAL (M ZONE) · San Marcos, CA
Zoning INDUSTRIAL (M ZONE) · permitted uses
INDUSTRIAL (M ZONE) · 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
INDUSTRIAL (GENERAL) Current
Est. value
$3.8M
INDUSTRIAL (GENERAL) 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
1982
Heating
NONE
Units
1
Lot
1.23 ac
Current owner
From public records · entity-resolved
Gary Groeneneerg
Individual
Mailing address
373 HIGHLAND PL, ESCONDIDO, CA 92027-3709
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 17, 2023
—
Gary Groeneneerg
Gary Groenenberg
Intrafamily Transfer
related
—
Nov 19, 2013
—
Owner Recorded
Winter,paul
Grant Deed
related
—
Jan 22, 2013
—
Paul Winter
Winter,paul
Quit Claim Deed
related
—
Dec 5, 2011
—
Fred A Lassen
Winter,paul
Grant Deed
—
Nov 4, 2011
—
Paul Winter
Winter,paul
Quit Claim Deed
related
—
Dec 22, 2005
—
Groenenberg Gary & F Trust
Groenenberg,gary & Faylene
Quit Claim Deed
related
—
Aug 17, 2005
$600,000
Fred Lassen
Winter,paul
Grant Deed
related
—
Sep 28, 2001
—
Fred Lassen
Ctf2 San Marcos Partners LP
Grant Deed
$1,395,700 · Zions First National Bank
Nov 16, 2000
—
Ctf2-san Marcos Partners LP
Voit Cal Portfolio Partners
Grant Deed
$12,320,000 · Heller Financial
Dec 15, 1999
$12,051,767
Voit Cal Portfolio Partners Phas
—
Grant Deed
related
—
Nov 25, 1996
$10,251,000
Sierra Pacific California-lp
Fujita Corporation USA
Grant Deed
—
Sep 15, 1989
$14,300,000
Fujita Corp USA
Unknown
Grant Deed
—
—
—
Fred Lessen
—
Deed Of Trust
related
$1,143,000 · Cdc Small Business Finance Co
—
—
Fred Lassen
—
Deed Of Trust
related
$30,000 · American Guaranteed Invs INC
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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