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Property profile & analytics
OFF-MARKET
Estimated value
$13,905,000
Assisted living facilities
1351 Washington Ave Escondido, CA 92027-1934
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-9281253
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1978
Total area
49,415 SF
Lot
3.62 ac (157,687 SF)
Zoning code
R-2:MINOR MULTIPLE
APN
230-141-11-00
UPID
US09-9281253
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
-
Pacifica Senior Living Escondido Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$11.81M
Blend (final)
Blend
$13.91M
Owner & transaction history
Tp Kcb Escondido Propco LLC
Tp Kcb Escondido Propco LLC
since 2025
Last sale
$15.0M
7 recorded transactions
Zoning & alternative use
R-2:MINOR MULTIPLE · Escondido, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
Planning | Escondido, CA
Top alternative use upside
Auto repair, garage
$18.9M
+25.2%
Office building
$17.8M
+18.2%
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
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)
$15,070,000
Current use
AUTO REPAIR, GARAGE
$18,865,000
Change: +25% · Conversion: Difficult
OFFICE BUILDING
$17,820,000
Change: +18% · Conversion: Difficult
MEDICAL BUILDING
$15,050,000
Change: 0% · Conversion: Difficult
WAREHOUSE, STORAGE
$13,555,000
Change: -10% · Conversion: Difficult
Blend value · Realmo final
$13.91M
Range $12.51M – $15.30M · ±10% · vs last sale $14.95M (Jul 16 2025)
Last sale anchor
$14.95M
Jul 16 2025
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
$281 / 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
$44,665
Tax year 2024
Assessed value
$3,904,182
Assessed 2024
Previous assessed
$3,904,182
+0.0% YoY
Effective rate
1.14%
On assessed value
Assessed land
$1,808,427
Assessed improvement
$2,095,755
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
1978
Heating
NONE
Units
83
Total area
49,415 SF
Lot
3.62 ac (157,687 SF)
Zoning code
R-2:MINOR MULTIPLE
APN
230-141-11-00
UPID
US09-9281253
Jurisdiction
SAN DIEGO
Zoning & alternative use
R-2:MINOR MULTIPLE · Escondido, CAZoning R-2:MINOR MULTIPLE · permitted uses
R-2:MINOR MULTIPLE · Escondido, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
Planning | Escondido, CA
Alternative use value scenarios
Repositioning upside vs current use
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$15.1M
AUTO REPAIR, GARAGE
Est. value
$18.9M
OFFICE BUILDING
Est. value
$17.8M
MEDICAL BUILDING
Est. value
$15.1M
WAREHOUSE, STORAGE
Est. value
$13.6M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
AUTO REPAIR, GARAGE
OFFICE BUILDING
MEDICAL BUILDING
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
1978
Heating
NONE
Units
83
Lot
3.62 ac
Current owner
From public records · entity-resolved
Tp Kcb Escondido Propco LLC
Entity
Mailing address
1775 HANCOCK ST STE #200, SAN DIEGO, CA 92110-2036
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
16 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 16, 2025
$14,950,000
Tp Kcb Escondido Propco LLC
Pacifica North County Sl LP
Grant Deed
$17,100,000 · Berkadia Commercial Mortgage LLC
Nov 19, 2013
$3,007,500
Pacifica North County Sl LP
Emerichip Escondido LLC
Grant Deed
$3,535,000 · State Bank Of India
Aug 21, 2007
$9,295,000
Emerichip Escondido LLC
Health Care Prop Invtrs INC
Grant Deed
$3,657,528 · Capmark Bank
Aug 4, 2004
—
Health Care Property Investors
Emeritus Realty Vii LLC
Grant Deed
related
—
Dec 18, 2002
—
Emeritus Realty Vii LLC
—
Deed Of Trust
related
$65,000,000 · General Electric Capital Corp
May 4, 1998
—
Emeritus Properties Vii INC
—
Deed Of Trust
related
$8,593,000 · Deutsch Bank
Apr 24, 1998
—
Properties Vii I Emeritus
Emeritus Corp,
Quit Claim Deed
related
—
Apr 1, 1997
$917,500
Emeritus Corp
Northwest Retirement
Grant Deed
—
Feb 26, 1988
—
James W Dutro
Dutro
Quit Claim Deed
related
—
Feb 26, 1988
$2,136,000
Northwest Retire
Dutro
Trustees Deed
—
—
—
Northwest Retire
—
Deed Of Trust
related
$3,360,000 · Redlands Savings & Loan
—
—
Northwest Retire
—
Deed Of Trust
related
$592,234 · Dutro James W
—
—
Northwest Retire
—
Deed Of Trust
related
$1,135,992 · Lund Victor L
—
—
Northwest Retire
—
Deed Of Trust
related
$456,000 · Lund Victor L
—
—
Emeritus Realty Vii LLC
—
Deed Of Trust
related
$16,000,000 · Health Care Property Investors
—
—
Northwest Retire
—
Deed Of Trust
related
$300,000 · Dutro James W
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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