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Property profile & analytics
OFF-MARKET
Estimated value
$775,000
Office Spaces
950 Boardwalk Ste 305 San Marcos, CA 92078-2639
Entity Owned
1-yr Hold
Free & Clear
Property ID
US09-9723659
Property profile
Verified
Property type
Office Spaces
Use group
CONDOMINIUM OFFICES
Year built
2006
Total area
2,509 SF
Lot
1.55 ac (67,570 SF)
Zoning code
COMMERCIAL
APN
219-331-44-01
UPID
US09-9723659
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
$750k
CAP Approach
CAP
$955k
Comparable Approach
Comparable
$981k
Blend (final)
Blend
$775k
Owner & transaction history
Savicol Realty LLC · 1 yrs held
Savicol Realty LLC
since 2025
Last sale
$790,000
6 recorded transactions
Zoning & alternative use
COMMERCIAL · San Marcos, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$1.2M
+7.9%
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 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
$530,000
ML approach
$750,000
CAP Approach
CAP Return
Estimation
6%
$1,030,000
6.5%
$955,000
7%
$885,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,105,000
Current use
MEDICAL BUILDING
$1,190,000
Change: +8% · Conversion: Easy
AUTO REPAIR, GARAGE
$960,000
Change: -13% · Conversion: Difficult
Blend value · Realmo final
$775k
Range $698k – $853k · ±10% · vs last sale $790k (Nov 18 2024)
Last sale anchor
$790k
Nov 18 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
$309 / 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
$9,200
Tax year 2024
Assessed value
$764,160
Assessed 2024
Previous assessed
$764,160
+0.0% YoY
Effective rate
1.20%
On assessed value
Assessed land
$214,439
Assessed improvement
$549,721
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
Office Spaces
Use group
CONDOMINIUM OFFICES
Status
Off-Market
Year built
2006
Heating
NONE
Units
1
Total area
2,509 SF
Lot
1.55 ac (67,570 SF)
Zoning code
COMMERCIAL
APN
219-331-44-01
UPID
US09-9723659
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
OFFICE BUILDING Current
Est. value
$1.1M
MEDICAL BUILDING
Est. value
$1.2M
AUTO REPAIR, GARAGE
Est. value
$960,000
OFFICE BUILDING Current
MEDICAL BUILDING
AUTO REPAIR, GARAGE
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
2006
Heating
NONE
Units
1
Lot
1.55 ac
Current owner
From public records · entity-resolved
Savicol Realty LLC
Entity
Free & Clear · 1 yrs held
Mailing address
950 BOARDWALK STE #305, SAN MARCOS, CA 92078-2639
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2025
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
Feb 18, 2025
$790,000
Savicol Realty LLC
Vidals Matrix LLC
Grant Deed
—
Jan 31, 2020
—
Vidals Matrix LLC
—
Deed
related
$353,103 · Bank Of America
Jan 15, 2020
$713,000
Vidals Matrix LLC
Peter J Mueller
Grant Deed
$353,103 · Bank Of America
Feb 23, 2006
$722,500
Peter J Mueller
Park Place North LLC
Grant Deed
$530,000 · General Electric Capital Corp
—
—
Vidals Matrix LLC
—
Deed Of Trust
related
$353,103 · Bank Of America
—
—
Vidals Matrix LLC
—
Deed Of Trust
related
$293,000 · Cdc Small Busn Fin
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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