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Property profile & analytics
OFF-MARKET
Estimated value
$5,650,000
Assisted living facilities
12979 Rancho Penasquitos Blvd San Diego, CA 92129-2922
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6779157
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1988
Total area
48,960 SF
Lot
2.07 ac (90,169 SF)
Zoning code
COMMERCIAL
APN
315-070-31-00
UPID
US09-6779157
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
-
The Arbors at Rancho Penasquitos Senior Living Association Or Organization
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$5.71M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$5.65M
Owner & transaction history
Pacifica Sl Penasquitos LP · 4 yrs held
Pacifica Sl Penasquitos LP
since 2022
Last sale
$5.9M
7 recorded transactions
Zoning & alternative use
COMMERCIAL · 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
Method
Estimation
Statistic approach
$4,995,000
ML approach
$5,705,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$5.65M
Range $5.09M – $6.22M · ±10% · vs last sale $5.95M (Jan 3 2022)
Last sale anchor
$5.95M
Jan 3 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
$115 / 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
$128,233
Tax year 2024
Assessed value
$11,340,360
Assessed 2024
Previous assessed
$11,340,360
+0.0% YoY
Effective rate
1.13%
On assessed value
Assessed land
$4,681,800
Assessed improvement
$6,658,560
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 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
87
Total area
48,960 SF
Lot
2.07 ac (90,169 SF)
Zoning code
COMMERCIAL
APN
315-070-31-00
UPID
US09-6779157
Jurisdiction
SAN DIEGO
Zoning & alternative use
COMMERCIAL · San Diego, CA
Zoning COMMERCIAL · permitted uses
COMMERCIAL · 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
1988
Heating
NONE
Units
87
Lot
2.07 ac
Current owner
From public records · entity-resolved
Pacifica Sl Penasquitos LP
Entity
Mailing address
1775 HANCOCK ST STE #200, SAN DIEGO, CA 92110-2036
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
15 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 3, 2022
$5,949,500
Pacifica Sl Penasquitos LP
Vsl Penasquitos LP
Grant Deed
$52,750,000 · City National Bank
Dec 20, 2017
$17,036,000
Vsl Penasquitos LP
Crp Arbors Rancho LLC
Grant Deed
—
Jan 15, 2014
$19,500,000
Crp Arbors Rancho LLC
Arbors Senior Living Tic 1 L
Grant Deed
—
Dec 12, 2008
—
Arbors Senior Living Tic 17 LLC
Arbors Senior Living Acquisitions L
Grant Deed
—
Nov 3, 2008
—
Arbors Senior Living Tic 16 LLC
Arbors Senior Living Acquisitions L
Grant Deed
—
Sep 11, 2008
—
Arbors Senior Living Tic 18 LLC
Arbors Senior Living Acquisitions L
Grant Deed
—
Aug 29, 2008
$3,315,000
Senior Living Tic 2 Arbors
Arbors Senior Living Acquisiti
Grant Deed
—
Aug 7, 2008
$1,768,000
Senior Living Tic 2 Arbors
Arbors Senior Living
Grant Deed
—
Jun 26, 2008
—
Arbors Senior Living Tic 1 LLC
Arbors Senior Living Acquisitions L
Grant Deed
—
May 30, 2008
—
Arbors Senior Living Acquisitions L
G & L Penasquitos LLC
Grant Deed
$10,000,000 · The Privatebank & Trust Co
Apr 24, 1998
—
G & L Penasquitos LLC
Horizon Senior Housing LLC
Grant Deed
$6,275,000 · Gmac Mortgage Corp
Mar 18, 1992
$2,950,000
Lms Assoc INC
Security Pacific
Grant Deed
$2,200,000 · Seller
Jun 25, 1991
$3,675,000
Security Pacific
Patel,chandulal
Trustees Deed
related
—
Jul 18, 1988
—
Gupta Ashok K
Parekh Harkishan
Grant Deed
related
—
—
—
Patel Chandulal
—
Deed Of Trust
related
$3,500,000 · Security Pacific National 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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