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Property profile & analytics
OFF-MARKET
Commercial land
Pennsylvania Ave Escondido, CA 92027
Entity Owned
1-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-7406665
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Lot
0.23 ac (10,169 SF)
Zoning code
RESTRICTED COMMERCIAL
APN
230-210-05-00
UPID
US09-7406665
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Mcm Development Holdings LLC · 1 yrs held
Mcm Development Holdings LLC
since 2025
Last sale
$350,000
7 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
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
$4,094
Tax year 2024
Assessed value
$357,000
Assessed 2024
Previous assessed
$357,000
+0.0% YoY
Effective rate
1.15%
On assessed value
Assessed land
$357,000
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
0.23 ac (10,169 SF)
Zoning code
RESTRICTED COMMERCIAL
APN
230-210-05-00
UPID
US09-7406665
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
0.23 ac
Current owner
From public records · entity-resolved
Mcm Development Holdings LLC
Entity
Free & Clear · 1 yrs held
Mailing address
10971 HORIZON HLS DR, EL CAJON, CA 92020-8130
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 22, 2026
—
Mcm Development Holdings LLC
—
Deed
related
$250,000 · Fidelis Private Fund LP
Mar 4, 2025
—
Mcm Development Holdings LLC
Mark Mazzarella
Deed
related
—
Jul 13, 2023
—
Mark Mazzarella
Mark Carroll Mazzarella
Intrafamily Transfer
related
—
Feb 8, 2023
$350,000
Mark Carroll Mazzarella
V2 Builders LLC
Grant Deed
—
May 23, 2022
$200,000
V2 Builders LLC
Ali Fakhimi
Grant Deed
—
Feb 8, 2008
—
Raymond R Rickards
Rickards,brenda
Quit Claim Deed
related
—
Feb 8, 2008
$145,000
Ali Fakhimi
Rickards,raymond R
Grant Deed
—
Feb 13, 2003
$59,000
R Rickhards
Wickliffe,tr
Grant Deed
$210,863 · Sib Mortgage Corp
Apr 24, 1995
$9,000
Dale G Youngman
Bassett,judith A
Grant Deed
$100,000 · Margaret Taylor Trustee
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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