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Property profile & analytics
OFF-MARKET
Assisted living facilities
1268 22nd St San Diego, CA 92102-1910
Individually Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7637418
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1925
Total area
9,367 SF
Lot
0.27 ac (11,897 SF)
Zoning code
R-4:MULTIPLE RESIDENTIAL
APN
534-120-16-00
UPID
US09-7637418
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
-
Nelson Haven Retirement Community Nursing Home
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
Yaroslav Kushnir · 1 yrs held
Yaroslav Kushnir
since 2025
7 recorded transactions
Zoning & alternative use
R-4:MULTIPLE RESIDENTIAL · San Diego, 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 Diego submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs San Diego 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
$14,670
Tax year 2024
Assessed value
$1,181,826
Assessed 2024
Previous assessed
$1,181,826
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$339,771
Assessed improvement
$842,055
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
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
1925
Heating
NONE
Units
30
Total area
9,367 SF
Lot
0.27 ac (11,897 SF)
Zoning code
R-4:MULTIPLE RESIDENTIAL
APN
534-120-16-00
UPID
US09-7637418
Jurisdiction
SAN DIEGO
Zoning & alternative use
R-4:MULTIPLE RESIDENTIAL · San Diego, CA
Zoning R-4:MULTIPLE RESIDENTIAL · permitted uses
R-4:MULTIPLE RESIDENTIAL · San Diego, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
San Diego. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1925
Heating
NONE
Units
30
Lot
0.27 ac
Current owner
From public records · entity-resolved
Yaroslav Kushnir
Individual
Mailing address
709 3RD AVE, CHULA VISTA, CA 91910-5803
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
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 7, 2025
—
Yaroslav Kushnir
Yaroslav Kushnir
Deed
related
—
Jul 10, 2017
—
Yaroslav Kushnir
—
Deed
related
$600,000 · Home Bk/ca
Apr 23, 2008
—
Yaroslav Kushnir
Rex Holding
Grant Deed
$700,000 · Home Bank Of California
Jan 22, 2008
—
Rex Holdings
Kushnir,yaroslav
Quit Claim Deed
related
—
Jan 15, 2008
—
Yaroslav Kushnir
Kushnir,yaroslav & Suzanne M
Quit Claim Deed
related
—
Jul 5, 2000
$810,000
Yaroslav Kushnir
Gerodias,gerald S & Lallie F
Grant Deed
$745,000 · Seller
—
—
Gerald S Gerodias
—
Deed Of Trust
related
$320,000 · Imperial Bank
—
—
Gerald S Gerodias
—
Deed Of Trust
related
$30,000 · Imperial Bank
—
—
Yaroslav Kushnir
—
Deed Of Trust
related
$600,000 · Home Bk/ca
—
—
Gerald S Gerodias
—
Deed Of Trust
related
$315,000 · Imperial Bank
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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