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Property profile & analytics
OFF-MARKET
Assisted living facilities
10264 Rincon Ave Pacoima, CA 91331-3751
Individually Owned
7-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8262796
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1957
Construction
WOOD
Total area
3,766 SF
Lot
0.19 ac (8,106 SF)
Zoning code
LAR1
APN
2646-010-025
UPID
US09-8262796
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
Hope Of The Valley Rescue Mission · 7 yrs held
Hope Of The Valley Rescue Mission
since 2018
7 recorded transactions
Zoning & alternative use
LAR1 · Pacoima, 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 Pacoima submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Pacoima 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
$5,499
Tax year 2024
Assessed value
$411,856
Assessed 2024
Previous assessed
$411,856
+0.0% YoY
Effective rate
1.34%
On assessed value
Assessed land
$120,724
Assessed improvement
$291,132
Applied tax rate
8.0000
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1957
Construction
WOOD
Heating
NONE
Stories
1
Total area
3,766 SF
Lot
0.19 ac (8,106 SF)
Zoning code
LAR1
APN
2646-010-025
UPID
US09-8262796
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAR1 · Pacoima, CA
Zoning LAR1 · permitted uses
LAR1 · Pacoima, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Pacoima. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1957
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.19 ac
Current owner
From public records · entity-resolved
Hope Of The Valley Rescue Mission
Individual
Mailing address
11076 NORRIS AVE, PACOIMA, CA 91331-2468
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 30, 2018
—
Hope Of The Valley Rescue Mission
Hope Of The Valley Rescue Mission
Grant Deed
related
$1,000,000 · First Republic Bank
Oct 13, 2017
—
Hope Of The Valley Rescue Msn
—
Deed
related
$800,000 · Clear Skies Family Trust (ct)
Sep 12, 2012
$308,000
Hope Of The Valley Rescue Miss
Sperber,steven C & Linda
Grant Deed
$308,000 · Clear Skies Family Trust )
Nov 14, 2005
$635,000
Steven C Sperber
Alexandroff,victor
Grant Deed
$335,000 · Nevis Funding Corp
Mar 15, 2005
$450,000
Victor Alexandroff
Bishop Of Protestant Episcopal Ch
Grant Deed
—
Mar 15, 2005
—
Victor Alexandroff
Alexandroff,jacline
Quit Claim Deed
related
—
Jun 4, 2004
$340,000
Bishop Of The Protestant Epis
Urban Research & Development
Grant Deed
—
Apr 14, 2004
$500
Institute For Urban Research
Proyecto Esperanza INC
Grant Deed
related
—
Dec 5, 1994
$190,000
Proyecto Esperanza INC
Presbytery Of San Fernando
Grant Deed
$20,000 · Krivin Trust
Dec 5, 1991
$225,000
San F Presbytery
Franciscan Missi
Grant Deed
—
—
—
Hope Of The Valley Rescue Msn
—
Deed Of Trust
related
$800,000 · Clear Skies Family Trust (ct)
—
—
Valley Rescue Mission
—
Deed Of Trust
related
$100,000 · First Republic Bk
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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