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Property profile & analytics
OFF-MARKET
Estimated value
$1,075,000
Assisted living facilities
1155 Via Verde San Dimas, CA 91773-4428
Entity Owned
3-yr Hold
Free & Clear
Property ID
US09-6298982
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2021
Construction
WOOD
Total area
28,484 SF
Lot
1.1 ac (47,794 SF)
Zoning code
SDAP*
APN
8448-020-074
UPID
US09-6298982
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
-
The Terraces at Via Verde Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.08M
Owner & transaction history
Via Verde Memory Care LLC · 3 yrs held
Via Verde Memory Care LLC
since 2023
7 recorded transactions
Zoning & alternative use
SDAP* · San Dimas, 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 San Dimas submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs San Dimas 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
$38 / 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
$87,257
Tax year 2024
Assessed value
$6,756,541
Assessed 2024
Previous assessed
$6,756,541
+0.0% YoY
Effective rate
1.29%
On assessed value
Assessed land
$1,093,645
Assessed improvement
$5,662,896
Applied tax rate
3.0000
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
2021
Construction
WOOD
Heating
NONE
Total area
28,484 SF
Lot
1.1 ac (47,794 SF)
Zoning code
SDAP*
APN
8448-020-074
UPID
US09-6298982
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
SDAP* · San Dimas, CAZoning SDAP* · permitted uses
SDAP* · San Dimas, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
2021
Construction
WOOD
Heating
NONE
Lot
1.1 ac
Current owner
From public records · entity-resolved
Via Verde Memory Care LLC
Entity
Free & Clear · 3 yrs held
Mailing address
PO BOX 415, DIABLO, CA 94528-0415
Ownership since
2023
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
May 4, 2023
—
Via Verde Memory Care LLC
Adp Of San Dimas LLC
Grant Deed
—
Aug 13, 2019
—
Adp Of San Dimas LLC
—
Trustees Deed
related
$9,600,000 · Fremont Bk
Apr 2, 2019
—
Adp Of San Dimas LLC
Advocacy Dev Partners LLC
Quit Claim Deed
—
Aug 1, 2018
$1,100,000
Advocacy Dev Partners LLC
Bassett T M & V J Family Trust
Grant Deed
—
Jun 25, 2014
—
Bassett,m B & V J Family Trust
Koelling-bassett Trust
Quit Claim Deed
related
—
Feb 1, 2011
$300,000
Koelling-bassett Family Trust
Jones Mildred E
Trustees Deed
related
—
Jun 23, 2010
—
San Dimas Office Park LLC
Stringfellow,stan
Quit Claim Deed
related
—
May 25, 2005
$1,250,000
Roger R Brockbank
Roger Deyoung Const Co INC
Grant Deed
—
May 25, 2005
—
Roger R Brockbank
Brockbank,leda A
Quit Claim Deed
related
—
—
—
Koelling-bassett Family Trust
—
Deed Of Trust
related
—
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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