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Property profile & analytics
OFF-MARKET
Estimated value
$6,165,000
Manufacturing properties
946 Andreasen Dr Escondido, CA 92029-1914
Entity Owned
4-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-9003562
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
2000
Total area
17,400 SF
Lot
1 ac (43,560 SF)
Zoning code
INDUSTRIAL (M ZONE)
APN
232-051-30-00
UPID
US09-9003562
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
-
Freedom Forever Solar Energy Company
-
Tri Pack Enterprises Inc. Industrial Manufacturer Production Facility
-
Axton's Garage Door Repair Building Supply General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$6.07M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$5.48M
Blend (final)
Blend
$6.17M
Owner & transaction history
Ta Realty Value Add Fund Xiii Reit · 4 yrs held
Ta Realty Value Add Fund Xiii Reit
since 2022
Last sale
$6.6M
7 recorded transactions
Zoning & alternative use
INDUSTRIAL (M ZONE) · Escondido, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$6.6M
+55.6%
Office building
$6.3M
+47.0%
Warehouse, storage
$5.4M
+25.9%
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
$6,105,000
ML approach
$6,065,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$4,270,000
Current use
AUTO REPAIR, GARAGE
$6,645,000
Change: +56% · Conversion: Easy
OFFICE BUILDING
$6,275,000
Change: +47% · Conversion: Difficult
WAREHOUSE, STORAGE
$5,375,000
Change: +26% · Conversion: Easy
MEDICAL BUILDING
$5,300,000
Change: +24% · Conversion: Difficult
Blend value · Realmo final
$6.17M
Range $5.55M – $6.78M · ±10% · vs last sale $6.59M (Jun 24 2022)
Last sale anchor
$6.59M
Jun 24 2022
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
$354 / 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
$78,120
Tax year 2024
Assessed value
$6,852,074
Assessed 2024
Previous assessed
$6,852,074
+0.0% YoY
Effective rate
1.14%
On assessed value
Assessed land
$4,161,600
Assessed improvement
$2,690,474
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
2000
Heating
NONE
Units
1
Total area
17,400 SF
Lot
1 ac (43,560 SF)
Zoning code
INDUSTRIAL (M ZONE)
APN
232-051-30-00
UPID
US09-9003562
Jurisdiction
SAN DIEGO
Zoning & alternative use
INDUSTRIAL (M ZONE) · Escondido, CA
Zoning INDUSTRIAL (M ZONE) · permitted uses
INDUSTRIAL (M ZONE) · 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.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$4.3M
AUTO REPAIR, GARAGE
Est. value
$6.6M
OFFICE BUILDING
Est. value
$6.3M
WAREHOUSE, STORAGE
Est. value
$5.4M
MEDICAL BUILDING
Est. value
$5.3M
INDUSTRIAL (GENERAL) Current
AUTO REPAIR, GARAGE
OFFICE BUILDING
WAREHOUSE, STORAGE
MEDICAL BUILDING
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
2000
Heating
NONE
Units
1
Lot
1 ac
Current owner
From public records · entity-resolved
Ta Realty Value Add Fund Xiii Reit
Entity
Free & Clear · 4 yrs held
Mailing address
610 NEWPORT CTR DR STE #1550, NEWPORT BEACH, CA 92660-6415
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
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
Jun 24, 2022
$6,586,000
Ta Realty Value Add Fund Xiii Reit
Shl LLC
Grant Deed
—
Jan 29, 1999
—
Shl,llc
Lorenzen,heinz & Susan M
Trustees Deed
related
$792,000 · First National Bank North Coun
Oct 12, 1998
$300,000
Heinz Lorenzen
F Sh Services
Grant Deed
$212,000 · First National Bank North Coun
Jul 10, 1996
—
F S H Services Etal
Wineridge Business Associ,
Grant Deed
related
—
Apr 12, 1996
$814,000
Wineridge Business Assoc
Mcmillin Homes INC
Grant Deed
related
—
Feb 9, 1995
$1,900,000
Mcmillin Development INC
Balmac INC
Trustees Deed
—
—
—
Shl LLC
—
Deed Of Trust
related
$352,000 · First National Bank North Coun
—
—
Mcmillin Development INC
—
Deed Of Trust
related
$700,000 · Bank Of Rancho Bernardo
—
—
Balmac INC
—
Deed Of Trust
related
$616,500 · Wineridge Inv
—
—
Balmac INC
—
Deed Of Trust
related
$380,200 · Escondido Proper
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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