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Property profile & analytics
OFF-MARKET
Estimated value
$760,000
Assisted living facilities
12735 Monte Vis Rd, Poway, CA 92064-2529
Entity Owned
6-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7420040
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1988
Total area
3,908 SF
Lot
4.46 ac (194,277 SF)
Zoning code
R-1:SINGLE FAM-RES
APN
275-470-14-00
UPID
US09-7420040
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$737k
Blend (final)
Blend
$760k
Owner & transaction history
Sabra Ca Holdings LP · 6 yrs held
Sabra Ca Holdings LP
since 2019
7 recorded transactions
Zoning & alternative use
R-1:SINGLE FAM-RES · Poway, 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 Poway submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Poway 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)
$1,190,000
Current use
WAREHOUSE, STORAGE
$1,105,000
Change: -7% · Conversion: Difficult
Blend value · Realmo final
$760k
Range $684k – $836k · ±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
$194 / 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
$11,191
Tax year 2024
Assessed value
$966,050
Assessed 2024
Previous assessed
$966,050
+0.0% YoY
Effective rate
1.16%
On assessed value
Assessed land
$589,709
Assessed improvement
$376,341
Applied tax rate
17.0000
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
1988
Heating
NONE
Units
1
Bathrooms
7
Total area
3,908 SF
Lot
4.46 ac (194,277 SF)
Zoning code
R-1:SINGLE FAM-RES
APN
275-470-14-00
UPID
US09-7420040
Jurisdiction
SAN DIEGO
Zoning & alternative use
R-1:SINGLE FAM-RES · Poway, CA
Zoning R-1:SINGLE FAM-RES · permitted uses
R-1:SINGLE FAM-RES · Poway, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Poway. 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
$1.2M
WAREHOUSE, STORAGE
Est. value
$1.1M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
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
1988
Heating
NONE
Units
1
Bathrooms
7
Lot
4.46 ac
Current owner
From public records · entity-resolved
Sabra Ca Holdings LP
Entity
Mailing address
18500 VON KARMAN AVE STE #550, IRVINE, CA 92612-0539
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
23 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 25, 2019
$901,000
Sabra Ca Holdings LP
12735 Monte Vista LLC
Grant Deed
—
Mar 3, 2014
—
12735 Monte Vista LLC
12735 Monte Vista LLC
Intrafamily Transfer
related
$915,000 · First Republic Bank
Aug 14, 2009
—
12735 Monte Vista LLC
Merrill,seth B & Gerilyn
Grant Deed
—
Jul 5, 2006
$1,235,000
Seth B Merrill
David E Rauterkus
Grant Deed
$988,000 · American Lending Network INC
May 23, 1995
$360,000
David E Rauterkus
Coast Federal Bank
Grant Deed
$270,000 · Coast Federal Bank
Mar 28, 1995
$365,000
Coast Federal Bank
Buehner,thomas
Trustees Deed
related
—
Dec 2, 1994
$86,341
Ben Dimsdale
Wang,harald R & Rosie C
Trustees Deed
—
Mar 14, 1990
$460,000
Wang Harald R
Buehner Thomas
Grant Deed
—
Feb 25, 1988
—
Philip J Butzen
—
Deed Of Trust
related
$337,500 · Hawthorne Savings & Loan
—
—
David Rauterkus
—
Deed Of Trust
related
$420,000 · America's Wholesale Lender
—
—
David E Rauterkus
—
Deed Of Trust
related
$400,000 · Secured Bankers Mortgage Co
—
—
Wang Harald R
—
Deed Of Trust
related
$95,000 · Univest Home Loan
—
—
David E Rauterkus
—
Deed Of Trust
related
$250,000 · Washington Mutual Fsb
—
—
David E Rauterkus
—
Deed Of Trust
related
$577,000 · America's Wholesale Lender
—
—
David E Rauterkus
—
Deed Of Trust
related
$150,000 · Wells Fargo Bank
—
—
David E Rauterkus
—
Deed Of Trust
related
$598,000 · Wells Fargo Home Mortgage INC
—
—
David E Rauterkus
—
Deed Of Trust
related
$150,000 · America's Wholesale Lender
—
—
David E Rauterkus
—
Deed Of Trust
related
$577,000 · America's Wholesale Lender
—
—
Rauterkus Trust
—
Deed Of Trust
related
$580,000 · Wells Fargo Home Mortgage INC
—
—
Rauterkus,david E Tr
—
Deed Of Trust
related
$54,000 · Union Bank Of California
—
—
David E Rauterkus
—
Deed Of Trust
related
$100,000 · Union Bank Of California
—
—
David E Rauterkus
—
Deed Of Trust
related
$400,000 · Rice-church Financial
—
—
David E Rauterkus
—
Deed Of Trust
related
$80,000 · America's Wholesale Lender
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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