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Property profile & analytics
OFF-MARKET
Estimated value
$1,760,000
Assisted living facilities
1178 Evergreen Ln Vista, CA 92084-1015
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9972400
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1985
Total area
6,027 SF
Lot
2.61 ac (113,691 SF)
Zoning code
R-1:SINGLE FAM-RES
APN
170-061-43-00
UPID
US09-9972400
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
-
Mountain View Manor Assisted Living Nursing Home
-
Evergreen Chalet Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.71M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.34M
Blend (final)
Blend
$1.76M
Owner & transaction history
Avas Vista LLC · 4 yrs held
Avas Vista LLC
since 2022
Last sale
$1.8M
6 recorded transactions
Zoning & alternative use
R-1:SINGLE FAM-RES · Vista, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$2.9M
+55.6%
Auto repair, garage
$2.3M
+25.2%
Retail stores
$1.9M
+5.7%
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 Vista submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Vista 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
$1,675,000
ML approach
$1,710,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
$1,840,000
Current use
MEDICAL BUILDING
$2,860,000
Change: +56% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,300,000
Change: +25% · Conversion: Difficult
RETAIL STORES
$1,945,000
Change: +6% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$1,720,000
Change: -6% · Conversion: Difficult
Blend value · Realmo final
$1.76M
Range $1.58M – $1.94M · ±10% · vs last sale $1.83M (Jun 15 2022)
Last sale anchor
$1.83M
Jun 15 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
$292 / 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
$19,958
Tax year 2024
Assessed value
$1,903,932
Assessed 2024
Previous assessed
$1,903,932
+0.0% YoY
Effective rate
1.05%
On assessed value
Assessed land
$1,040,400
Assessed improvement
$863,532
Applied tax rate
57.0000
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
1985
Heating
NONE
Units
1
Bathrooms
2
Total area
6,027 SF
Lot
2.61 ac (113,691 SF)
Zoning code
R-1:SINGLE FAM-RES
APN
170-061-43-00
UPID
US09-9972400
Jurisdiction
SAN DIEGO
Zoning & alternative use
R-1:SINGLE FAM-RES · Vista, CA
Zoning R-1:SINGLE FAM-RES · permitted uses
R-1:SINGLE FAM-RES · Vista, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Vista. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$1.8M
MEDICAL BUILDING
Est. value
$2.9M
AUTO REPAIR, GARAGE
Est. value
$2.3M
RETAIL STORES
Est. value
$1.9M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.7M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
MEDICAL BUILDING
AUTO REPAIR, GARAGE
RETAIL STORES
APARTMENT HOUSE (5+ UNITS)
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
1985
Heating
NONE
Units
1
Bathrooms
2
Lot
2.61 ac
Current owner
From public records · entity-resolved
Avas Vista LLC
Entity
Mailing address
18676 ACEITUNO ST, SAN DIEGO, CA 92128-1586
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 15, 2022
$1,830,000
Avas Vista LLC
Ats LLC
Grant Deed
$1,800,200 · Celtic Bank Corporation
Nov 30, 2012
$1,200,000
Ats LLC
George Mozes
Grant Deed
$1,032,900 · Community Bank
Jun 2, 2000
$700,000
Mozes Trust
Grangetto,lawrence H & Linda L
Grant Deed
$347,767 · Capital Bank North County
Oct 10, 1989
—
Lawren Grangetto
Bomba Irwin L
Quit Claim Deed
related
—
May 19, 1989
$425,000
Grangetto Lawren
Fourth Party INC
Trustees Deed
$250,000 · Trust America Mortgage
—
—
Grangetto Lawrne
—
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.
Try Rey
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