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Property profile & analytics
OFF-MARKET
Estimated value
$6,565,000
Assisted living facilities
1342 Escondido Blvd Escondido, CA 92026-2508
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9245421
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2002
Total area
53,292 SF
Lot
1.14 ac (49,658 SF)
Zoning code
COMMERCIAL
APN
226-210-80-00
UPID
US09-9245421
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
-
Garden Park Villas Nursing Home Retirement Community
-
Gardens at Escondido Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$6.65M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$6.57M
Owner & transaction history
Pacifica El Norte LP · 4 yrs held
Pacifica El Norte LP
since 2022
Last sale
$6.4M
5 recorded transactions
Zoning & alternative use
COMMERCIAL · Escondido, CA
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 Escondido submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Escondido 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
$6,710,000
ML approach
$6,650,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$6.57M
Range $5.91M – $7.22M · ±10% · vs last sale $6.45M (Jan 7 2022)
Last sale anchor
$6.45M
Jan 7 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
$123 / 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
$112,649
Tax year 2024
Assessed value
$9,883,800
Assessed 2024
Previous assessed
$9,883,800
+0.0% YoY
Effective rate
1.14%
On assessed value
Assessed land
$1,560,600
Assessed improvement
$8,323,200
Applied tax rate
4.0000
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
2002
Heating
NONE
Units
89
Total area
53,292 SF
Lot
1.14 ac (49,658 SF)
Zoning code
COMMERCIAL
APN
226-210-80-00
UPID
US09-9245421
Jurisdiction
SAN DIEGO
Zoning & alternative use
COMMERCIAL · Escondido, CAZoning COMMERCIAL · permitted uses
COMMERCIAL · Escondido, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
Planning | Escondido, CA
Building & site characteristics
From public records
Year built
2002
Heating
NONE
Units
89
Lot
1.14 ac
Current owner
From public records · entity-resolved
Pacifica El Norte 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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 7, 2022
$6,445,000
Pacifica El Norte LP
Vtr Garden Park LP
Grant Deed
$52,750,000 · City National Bank
May 14, 2014
—
Vtr Garden Park LP
Csh Star Gpv LLC
Grant Deed
—
Mar 8, 2012
$356,000
Csh Star Gpv LLC
Edc Real Estate Partners Escondido
Grant Deed
$8,316,000 · Capital Funding LLC
Aug 13, 2007
$1,500,000
Escondido Assisted Living LLC
Edc Real Estate Ptrs-escondido
Grant Deed
related
—
Nov 16, 2000
$660,000
Edc Real Est Partners-escondid
Barnes Trust
Grant Deed
$8,316,000 · Gmac Commercial Mortgage Corp
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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