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Property profile & analytics
OFF-MARKET
Estimated value
$960,000
Assisted living facilities
13612 Aubrey St, Poway, CA 92064-3402
Individually Owned
7-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9375458
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Total area
6,078 SF
Lot
0.75 ac (32,670 SF)
Zoning code
R-1:SINGLE FAM-RES
APN
314-193-48-00
UPID
US09-9375458
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
-
Ridgeview Gardens Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$964k
Blend (final)
Blend
$960k
Owner & transaction history
Antonio Arcangeli · 7 yrs held
Antonio Arcangeli
since 2019
7 recorded transactions
Zoning & alternative use
R-1:SINGLE FAM-RES · Poway, 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 Poway submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Poway 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
Blend value · Realmo final
$960k
Range $864k – $1.06M · ±10%
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
$158 / 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
$14,326
Tax year 2024
Assessed value
$1,263,855
Assessed 2024
Previous assessed
$1,263,855
+0.0% YoY
Effective rate
1.13%
On assessed value
Assessed land
$290,145
Assessed improvement
$973,710
Applied tax rate
17.0000
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
Heating
NONE
Units
1
Total area
6,078 SF
Lot
0.75 ac (32,670 SF)
Zoning code
R-1:SINGLE FAM-RES
APN
314-193-48-00
UPID
US09-9375458
Jurisdiction
SAN DIEGO
Zoning & alternative use
R-1:SINGLE FAM-RES · Poway, CA
Zoning R-1:SINGLE FAM-RES · permitted uses
R-1:SINGLE FAM-RES · Poway, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Poway. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Heating
NONE
Units
1
Lot
0.75 ac
Current owner
From public records · entity-resolved
Antonio Arcangeli
Individual
Mailing address
14203 MIDLAND RD, POWAY, CA 92064-3405
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 10, 2020
—
M Terre Holdings LLC
—
Deed
related
$1,883,800 · Community Valley Bank
May 23, 2019
—
Antonio Arcangeli
Lamagno,robert J
Correction Deed
related
—
May 22, 2019
—
Terry Wery
Wery,mark
Quit Claim Deed
related
—
May 22, 2019
$200,000
Mark Wery
Arcangeli,antonio & Felicity
Grant Deed
—
Dec 27, 2018
—
Antonio Arcangeli
—
Deed
related
$2,100,000 · Liberty Sbf LP
Dec 10, 2015
$250,000
Antonio Arcangeli
Lamagno,robert J
Quit Claim Deed
related
—
May 26, 2005
—
Robert Lamagno
Owner Name Unavailable
Grant Deed
related
—
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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