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Property profile & analytics
OFF-MARKET
Estimated value
$1,140,000
Assisted living facilities
1255 Adventure Ln San Marcos, CA 92069-3201
Individually Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-9735266
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1966
Total area
3,940 SF
Lot
1.02 ac (44,431 SF)
Zoning code
R-1:SINGLE FAM-RES
APN
226-051-11-00
UPID
US09-9735266
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
-
COUNTRY ROSE ESTATE MEMORY CARE Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.11M
Blend (final)
Blend
$1.14M
Owner & transaction history
Cesar Tangonan
Cesar Tangonan
since 2025
7 recorded transactions
Zoning & alternative use
R-1:SINGLE FAM-RES · San Marcos, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$1.9M
+41.6%
Auto repair, garage
$1.5M
+13.9%
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 Marcos submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs San Marcos 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
by Request
ML approach
by Request
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)
$1,320,000
Current use
MEDICAL BUILDING
$1,870,000
Change: +42% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,505,000
Change: +14% · Conversion: Difficult
RETAIL STORES
$1,195,000
Change: -9% · Conversion: Difficult
WAREHOUSE, STORAGE
$1,115,000
Change: -15% · Conversion: Difficult
Blend value · Realmo final
$1.14M
Range $1.03M – $1.25M · ±10%
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
$289 / 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
$7,164
Tax year 2024
Assessed value
$645,854
Assessed 2024
Previous assessed
$645,854
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$244,738
Assessed improvement
$401,116
Applied tax rate
13.0000
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
1966
Heating
NONE
Units
1
Bathrooms
2
Total area
3,940 SF
Lot
1.02 ac (44,431 SF)
Zoning code
R-1:SINGLE FAM-RES
APN
226-051-11-00
UPID
US09-9735266
Jurisdiction
SAN DIEGO
Zoning & alternative use
R-1:SINGLE FAM-RES · San Marcos, CA
Zoning R-1:SINGLE FAM-RES · permitted uses
R-1:SINGLE FAM-RES · San Marcos, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
San Marcos. 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
$1.3M
MEDICAL BUILDING
Est. value
$1.9M
AUTO REPAIR, GARAGE
Est. value
$1.5M
RETAIL STORES
Est. value
$1.2M
WAREHOUSE, STORAGE
Est. value
$1.1M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
MEDICAL BUILDING
AUTO REPAIR, GARAGE
RETAIL STORES
WAREHOUSE, STORAGE
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
1966
Heating
NONE
Units
1
Bathrooms
2
Lot
1.02 ac
Current owner
From public records · entity-resolved
Cesar Tangonan
Individual
Mailing address
12388 AVENIDA CONSENTIDO, SAN DIEGO, CA 92128-3283
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
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 6, 2025
—
Cesar Tangonan
Cesar Tangonan
Deed
related
—
Jun 27, 2019
—
Cesar Tangonan
—
Deed
related
$9,803 · Loan
May 7, 1993
$480,000
Cesar Tangonan
Mathen,kayyalaka
Grant Deed
$250,000 · Imperial Bank
Mar 8, 1993
—
Kayyalakakathu M Mathen
George,handley P
Grant Deed
related
—
Sep 4, 1990
$350,000
George Handley P
Alverson Ronald
Trustees Deed
—
Sep 4, 1990
$20,000
Ronald Alverson
Muehleisen Vera
Quit Claim Deed
related
—
Sep 4, 1990
$50,000
Alverson Ronald
Russell Doris L
Trustees Deed
related
—
—
—
Cesar Tangonan
—
Loan Modification
related
$9,803 · Loan
—
—
Cesar Tangonan
—
Deed Of Trust
related
$650,000 · Lantzman Mortgage Fund
—
—
Cesar Tangonan
—
Deed Of Trust
related
$468,000 · Landmark National Bank
—
—
Kayyalaka Mathen
—
Deed Of Trust
related
—
—
—
Cesar Tangonan
—
Deed Of Trust
related
$900,000 · Loan Co Of San Diego
—
—
Cesar Tangonan
—
Deed Of Trust
related
$35,000 · Loan Co Of San Diego
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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