Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$2,200,000
Manufacturing properties
870 Rancheros Dr San Marcos, CA 92069-7034
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9729945
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1980
Total area
7,683 SF
Lot
0.48 ac (20,780 SF)
Zoning code
INDUSTRIAL (M ZONE)
APN
226-691-08-00
UPID
US09-9729945
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
-
Solid Doors General Contractor
-
West FBA | E-commerce Fulfillment Center | 3PL Warehouse Logistics Company Freight Service
-
San Diego Rocktops & Tile Inc. Kitchen & Bath Showroom Hardware & Home Improvement
-
Wood’s Off Road Metal Fabrication Plant Factory
-
St Bernard Provisions Butcher Big Box & Wholesale Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.20M
CAP Approach
CAP
$1.35M
Comparable Approach
Comparable
$2.20M
Blend (final)
Blend
$2.20M
Owner & transaction history
West 3 Pl LLC · 2 yrs held
West 3 Pl LLC
since 2024
Last sale
$2.2M
7 recorded transactions
Zoning & alternative use
INDUSTRIAL (M ZONE) · San Marcos, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$3.6M
+140.4%
Auto repair, garage
$2.9M
+93.4%
Apartment house (5+ units)
$2.4M
+59.5%
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
$2,200,000
ML approach
$2,200,000
CAP Approach
CAP Return
Estimation
6%
$1,465,000
6.5%
$1,350,000
7%
$1,255,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$1,515,000
Current use
MEDICAL BUILDING
$3,645,000
Change: +140% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,935,000
Change: +93% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$2,420,000
Change: +59% · Conversion: Difficult
RETAIL STORES
$2,335,000
Change: +54% · Conversion: Moderate
Blend value · Realmo final
$2.20M
Range $1.98M – $2.42M · ±10% · vs last sale $2.20M (Feb 20 2024)
Last sale anchor
$2.20M
Feb 20 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
$286 / 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
$22,116
Tax year 2024
Assessed value
$1,997,568
Assessed 2024
Previous assessed
$1,997,568
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$1,144,440
Assessed improvement
$853,128
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
1980
Heating
NONE
Units
1
Total area
7,683 SF
Lot
0.48 ac (20,780 SF)
Zoning code
INDUSTRIAL (M ZONE)
APN
226-691-08-00
UPID
US09-9729945
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
$1.5M
MEDICAL BUILDING
Est. value
$3.6M
AUTO REPAIR, GARAGE
Est. value
$2.9M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.4M
RETAIL STORES
Est. value
$2.3M
INDUSTRIAL (GENERAL) Current
MEDICAL BUILDING
AUTO REPAIR, GARAGE
APARTMENT HOUSE (5+ UNITS)
RETAIL STORES
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
1980
Heating
NONE
Units
1
Lot
0.48 ac
Current owner
From public records · entity-resolved
West 3 Pl LLC
Entity
Mailing address
1330 PARK CTR DR, VISTA, CA 92081-8300
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
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 20, 2024
$2,200,000
West 3 Pl LLC
Far Rancheros LLC
Grant Deed
$1,760,000 · Harvest Small Business Finance LLC
Mar 22, 2023
—
Far Rancheros LLC
Dent And Scratch Group LLC
Grant Deed
—
Mar 4, 2022
$1,920,000
Dent And Scratch Group LLC
Golden State Holdings LLC
Grant Deed
$1,152,000 · Rediger Investment Mortgage Fund
Mar 22, 2021
—
Golden State Holdings LLC
—
Deed
related
$725,000 · Habib American Bank
Jun 18, 2020
—
Golden State Holdings LLC
—
Deed
related
$698,000 · Allstar Financial Services INC
Jul 6, 2018
$1,144,000
Golden State Holdings LLC
Century Creations INC
Grant Deed
$500,000 · Kbmh Living Trust (lt)
Jan 30, 2013
$701,000
Century Creations INC
Sahba,mark M
Grant Deed
$541,000 · Mark M Sahba
Jan 30, 2013
—
Mark M Sahba
Betlejewska,karolina Z
Grant Deed
related
—
May 3, 2007
$1,060,000
Mark M Sahba
Berenschot,robert W & Patricia
Grant Deed
—
Jan 30, 2003
$750,000
Robert W Berenschot
Tortomasi,tr
Grant Deed
$655,000 · Southwest Community Bank
Apr 27, 2001
$500,000
Tortomasi Trust
Mcevoy Trust
Grant Deed
—
Jul 24, 1998
—
James Paul Etal Mcevoy
Mcevoy,james Paul
Quit Claim Deed
related
—
Jul 2, 1998
—
James Paul Mcevoy
Mcevoy,tomi Leigh
Quit Claim Deed
related
—
—
—
James P Mcevoy
—
Deed Of Trust
related
$279,956 · Wells Fargo 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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 870 Rancheros Dr?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
