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Property profile & analytics
OFF-MARKET
Estimated value
$635,000
Assisted living facilities
138 Bellerive Dr Vista, CA 92084-5712
Individually Owned
20-yr Hold
Property ID
US09-9675140
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1977
Total area
2,402 SF
Lot
0.25 ac (10,975 SF)
Zoning code
R-1:SINGLE FAM-RES
APN
177-120-54-00
UPID
US09-9675140
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$593k
Blend (final)
Blend
$635k
Owner & transaction history
Menandro Velasco · 20 yrs held
Menandro Velasco
since 2005
7 recorded transactions
Zoning & alternative use
R-1:SINGLE FAM-RES · Vista, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$915,000
+25.2%
Retail stores
$775,000
+5.7%
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 Vista submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Vista 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)
$735,000
Current use
AUTO REPAIR, GARAGE
$915,000
Change: +25% · Conversion: Difficult
RETAIL STORES
$775,000
Change: +6% · Conversion: Difficult
WAREHOUSE, STORAGE
$680,000
Change: -7% · Conversion: Difficult
Blend value · Realmo final
$635k
Range $572k – $699k · ±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
$264 / 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
$9,154
Tax year 2024
Assessed value
$777,013
Assessed 2024
Previous assessed
$777,013
+0.0% YoY
Effective rate
1.18%
On assessed value
Assessed land
$442,093
Assessed improvement
$334,920
Applied tax rate
12.0000
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
1977
Heating
NONE
Units
1
Bathrooms
2
Total area
2,402 SF
Lot
0.25 ac (10,975 SF)
Zoning code
R-1:SINGLE FAM-RES
APN
177-120-54-00
UPID
US09-9675140
Jurisdiction
SAN DIEGO
Zoning & alternative use
R-1:SINGLE FAM-RES · Vista, CA
Zoning R-1:SINGLE FAM-RES · permitted uses
R-1:SINGLE FAM-RES · Vista, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Vista. 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
$735,000
AUTO REPAIR, GARAGE
Est. value
$915,000
RETAIL STORES
Est. value
$775,000
WAREHOUSE, STORAGE
Est. value
$680,000
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
AUTO REPAIR, GARAGE
RETAIL STORES
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
1977
Heating
NONE
Units
1
Bathrooms
2
Lot
0.25 ac
Current owner
From public records · entity-resolved
Menandro Velasco
Individual
Mailing address
138 BELLERIVE DR, VISTA, CA 92084-5712
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2005
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
Aug 13, 2024
—
Menandro Velasco
—
Deed
related
$756,000 · Crosscountry Mortgage LLC
Apr 23, 2024
—
Menandro Velasco
—
Deed
related
$750,000 · Crosscountry Mortgage LLC
Nov 5, 2019
—
Menandro Velasco
—
Deed
related
$540,000 · Citadel Svcng Corp
Nov 29, 2005
$580,000
Menandro Velasco
Samaniego J A & N S Trust
Grant Deed
$435,000 · Ownit Mortgage Solutions INC
—
—
Menandro Velasco
—
Deed Of Trust
related
$434,320 · Ownit Mtg Loan Trust 2006-i
—
—
Menandro Velasco
—
Deed Of Trust
related
$540,000 · Citadel Svcng Corp
—
—
Samaniego Trust
—
Deed Of Trust
related
$50,000 · Glendale Federal Bank
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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