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Property profile & analytics
OFF-MARKET
Estimated value
$29,480,000
Assisted living facilities
13101 Hartfield Ave San Diego, CA 92130-1511
Entity Owned
2-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-7977005
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1999
Total area
87,235 SF
Lot
4.91 ac (213,879 SF)
Zoning code
COMMERCIAL
APN
304-062-09-00
UPID
US09-7977005
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
-
Jillian Peterson Physician
-
Bayshire Torrey Pines Retirement Community
-
Maria Haley Physician
-
Cathy Dorn Physician
-
Annette Daniela Van Sickle Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$29.48M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$34.30M
Blend (final)
Blend
$29.48M
Owner & transaction history
Ctr Partnership LP · 2 yrs held
Ctr Partnership LP
since 2024
Last sale
$29.5M
7 recorded transactions
Zoning & alternative use
COMMERCIAL · San Diego, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$42.0M
+57.7%
Office building
$36.8M
+38.4%
Industrial (general)
$35.1M
+31.8%
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
$29,480,000
ML approach
$29,480,000
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)
$26,610,000
Current use
RETAIL STORES
$41,960,000
Change: +58% · Conversion: Difficult
OFFICE BUILDING
$36,815,000
Change: +38% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$35,060,000
Change: +32% · Conversion: Difficult
Blend value · Realmo final
$29.48M
Range $26.53M – $32.43M · ±10% · vs last sale $29.48M (Apr 9 2024)
Last sale anchor
$29.48M
Apr 9 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
$338 / 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
$362,387
Tax year 2024
Assessed value
$33,581,113
Assessed 2024
Previous assessed
$33,581,113
+0.0% YoY
Effective rate
1.08%
On assessed value
Assessed land
$17,085,127
Assessed improvement
$16,495,986
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
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
1999
Heating
NONE
Units
160
Total area
87,235 SF
Lot
4.91 ac (213,879 SF)
Zoning code
COMMERCIAL
APN
304-062-09-00
UPID
US09-7977005
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.
Alternative use value scenarios
Repositioning upside vs current use
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$26.6M
RETAIL STORES
Est. value
$42.0M
OFFICE BUILDING
Est. value
$36.8M
INDUSTRIAL (GENERAL)
Est. value
$35.1M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
RETAIL STORES
OFFICE BUILDING
INDUSTRIAL (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
1999
Heating
NONE
Units
160
Lot
4.91 ac
Current owner
From public records · entity-resolved
Ctr Partnership LP
Entity
Free & Clear · 2 yrs held
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
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 9, 2024
$29,480,000
Ctr Partnership LP
S H Forty Nine Propco Carmel Valley
Grant Deed
—
Jan 24, 2017
—
S-h Forty-nine Propco-carmel V
S-h Forty-nine Propco-californ
Quit Claim Deed
$130,595,000 · Keybank USA
Jan 18, 2005
—
Retirement Aurl Ca B Pack Cnl
—
Deed Of Trust
related
$100,000,000 · Hsh Nordbank Ag
Nov 16, 2004
$25,131,000
Retirement Aurl Ca B Pack Cnl
Aureus Acquisition I LLC
Grant Deed
—
Sep 9, 1999
$19,893,100
Aureus Acquisitions LLC
Marriot Senior Living Services
Grant Deed
$18,760,634 · Teachers Insurance & Annuity
Oct 23, 1997
$1,974,000
Marriott Senior Living Service
Pardee Construction
Grant Deed
—
Mar 20, 1997
$238,000
Julian Littleford
Warmington Del Mar Assn LP
Grant Deed
$214,100 · Weyerhaeuser Mortgage Co
Mar 14, 1997
$243,000
Sandra B Klausen
Warmington Del Mar Assn LP
Grant Deed
$214,600 · Weyerhaeuser Mortgage Co
Mar 11, 1997
$236,000
Robert A Rosenthal
Warmington Del Mar Assoc LP
Grant Deed
$212,300 · Weyerhaeuser Mortgage Co
Mar 5, 1997
$233,500
Charles M Mendoza
Warmington Del Mar Associates
Grant Deed
$214,600 · American Southwest Funding
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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