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Property profile & analytics
OFF-MARKET
Estimated value
$10,335,000
Assisted living facilities
1335 Waterman Ave San Bernardino, CA 92404-5385
Entity Owned
4-yr Hold
Free & Clear
Property ID
US10-0979748
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1962
Construction
WOOD FRAME
Total area
30,371 SF
Lot
1.78 ac (77,536 SF)
APN
0147-091-34-0000
UPID
US10-0979748
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
-
Shea Health Center Medical Clinic
-
Legacy Post Acute Rehab Center Nursing Home
-
Arrowhead Springs Retirement Community Nursing Home
-
Arrowhead Springs Healthcare Center Nursing Home
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$9.55M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$10.34M
Owner & transaction history
Alvarado Health Holdings LLC · 4 yrs held
Alvarado Health Holdings LLC
since 2022
Last sale
$11.0M
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$7.2M
+386.5%
Office building
$7.1M
+382.9%
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 Bernardino submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs San Bernardino 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
$9,795,000
ML approach
$9,545,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$7,165,000
Change: +386% · Conversion: Difficult
OFFICE BUILDING
$7,110,000
Change: +383% · Conversion: Difficult
Blend value · Realmo final
$10.34M
Range $9.30M – $11.37M · ±10% · vs last sale $11.00M (Feb 1 2022)
Last sale anchor
$11.00M
Feb 1 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
$340 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$138,637
Tax year 2023
Assessed value
$11,444,400
Assessed 2024
Previous assessed
$11,220,000
+2.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$462,978
Assessed improvement
$10,981,422
Applied tax rate
7.0000
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
1962
Construction
WOOD FRAME
Heating
NONE
Units
121
Rooms
4
Bathrooms
2
Total area
30,371 SF
Lot
1.78 ac (77,536 SF)
APN
0147-091-34-0000
UPID
US10-0979748
Jurisdiction
SAN BERNARDINO
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$7.2M
OFFICE BUILDING
Est. value
$7.1M
COMMERCIAL (GENERAL)
OFFICE BUILDING
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
1962
Construction
WOOD FRAME
Heating
NONE
Units
121
Rooms
4
Bathrooms
2
Lot
1.78 ac
Current owner
From public records · entity-resolved
Alvarado Health Holdings LLC
Entity
Free & Clear · 4 yrs held
Mailing address
29222 RANCHO VIEJO RD STE #127, SAN JUAN CAPISTRANO, CA 92675-1049
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 1, 2022
$11,000,000
Alvarado Health Holdings LLC
Judy A Shea
Grant Deed
—
Jul 26, 2021
—
Judy A Shea
Judy A Shea
Intrafamily Transfer
related
—
Feb 15, 2017
—
Judy A Shea
Shea,edward S
Affidavit Of Death
related
—
—
—
H Josep Johnson
—
Deed Of Trust
related
$610,000 · Individual
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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