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Property profile & analytics
OFF-MARKET
Estimated value
$81,000,000
Assisted living facilities
12490 Fielding Cir Playa Vista, CA 90094-3022
Entity Owned
1-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-9421673
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2016
Construction
WOOD
Total area
384,621 SF
Lot
2.5 ac (108,910 SF)
Zoning code
LAR4(PV)
APN
4211-034-031
UPID
US09-9421673
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
-
12490 Fielding Circle Retirement Community
-
Fountainview At Gonda Westside Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$81.00M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$81.00M
Owner & transaction history
Hsh Playa Ca LLC · 1 yrs held
Hsh Playa Ca LLC
since 2024
Last sale
$81.0M
5 recorded transactions
Zoning & alternative use
LAR4(PV) · Playa Vista, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$115.2M
+9.1%
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 Playa Vista submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Playa 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
$81,000,000
ML approach
$81,000,000
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)
$105,630,000
Current use
COMMERCIAL (GENERAL)
$115,215,000
Change: +9% · Conversion: Difficult
Blend value · Realmo final
$81.00M
Range $72.90M – $89.10M · ±10% · vs last sale $81.00M (Oct 2 2024)
Last sale anchor
$81.00M
Oct 2 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
$211 / 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
$26,565
Tax year 2024
Assessed value
$157,265,786
Assessed 2024
Previous assessed
$157,265,786
+0.0% YoY
Effective rate
0.02%
On assessed value
Assessed land
$18,109,245
Assessed improvement
$139,156,541
Applied tax rate
1.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
2016
Construction
WOOD
Heating
NONE
Units
199
Total area
384,621 SF
Lot
2.5 ac (108,910 SF)
Zoning code
LAR4(PV)
APN
4211-034-031
UPID
US09-9421673
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAR4(PV) · Playa Vista, CA
Zoning LAR4(PV) · permitted uses
LAR4(PV) · Playa Vista, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Playa 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
$105.6M
COMMERCIAL (GENERAL)
Est. value
$115.2M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
COMMERCIAL (GENERAL)
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
2016
Construction
WOOD
Heating
NONE
Units
199
Lot
2.5 ac
Current owner
From public records · entity-resolved
Hsh Playa Ca LLC
Entity
Free & Clear · 1 yrs held
Mailing address
500 STEVENS AVE STE #100, SOLANA BEACH, CA 92075-2055
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 2, 2024
$81,000,000
Hsh Playa Ca LLC
Jha West 16 LLC
Grant Deed
—
Sep 23, 2019
—
Eisenberg Vlg Of The Los Angeles
—
Deed
related
—
Aug 6, 2019
—
Jha W 16 LLC
—
Deed
related
$13,785 · California Stwd Cmntys Dev Aut
—
—
Eisenberg Vlg Of The Los Angeles
—
Deed Of Trust
related
—
—
—
Jha W 16 LLC
—
Deed Of Trust
related
$13,785 · California Stwd Cmntys Dev Aut
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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