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Property profile & analytics
OFF-MARKET
Estimated value
$11,765,000
Assisted living facilities
1440 Melrose Dr Oceanside, CA 92056-5394
Entity Owned
11-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7463488
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2000
Total area
61,232 SF
Lot
3.69 ac (160,736 SF)
Zoning code
COMMERCIAL
APN
169-011-45-00
UPID
US09-7463488
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
-
Aegis Living Shadowridge Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$13.04M
Blend (final)
Blend
$11.77M
Owner & transaction history
Pits LLC · 11 yrs held
Pits LLC
since 2015
7 recorded transactions
Zoning & alternative use
COMMERCIAL · Oceanside, 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 Oceanside submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Oceanside 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)
$18,675,000
Current use
Blend value · Realmo final
$11.77M
Range $10.59M – $12.94M · ±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
$192 / 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
$185,764
Tax year 2024
Assessed value
$17,090,426
Assessed 2024
Previous assessed
$17,090,426
+0.0% YoY
Effective rate
1.09%
On assessed value
Assessed land
$2,896,672
Assessed improvement
$14,193,754
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
2000
Heating
NONE
Units
90
Total area
61,232 SF
Lot
3.69 ac (160,736 SF)
Zoning code
COMMERCIAL
APN
169-011-45-00
UPID
US09-7463488
Jurisdiction
SAN DIEGO
Zoning & alternative use
COMMERCIAL · Oceanside, CA
Zoning COMMERCIAL · permitted uses
COMMERCIAL · Oceanside, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Oceanside. 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
$18.7M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
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
2000
Heating
NONE
Units
90
Lot
3.69 ac
Current owner
From public records · entity-resolved
Pits LLC
Entity
Mailing address
2841 CLEVELAND AVE STE C, SANTA ROSA, CA 95403-6803
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2015
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 30, 2015
—
Pits LLC
Aegiso LLC
Quit Claim Deed
related
—
Aug 13, 2003
—
Aegis O LLC
Gulati,tr
Grant Deed
related
—
Mar 18, 2002
—
Escondido Osl
Gulati,hardip S Etal
Quit Claim Deed
related
—
Sep 14, 2001
—
Hardip S Etal Gulati
Gulati,hardip S
Quit Claim Deed
related
—
Jun 18, 2001
$11,800,000
Hardip S Gulati
Aegis Assisted Living LLC
Grant Deed
—
Dec 27, 1999
—
Larry L Wasem
Aegis Assisted Living Properti
Grant Deed
related
—
Mar 31, 1999
$1,000,000
Aegis Assited Living Propertie
Gallaher Trust
Grant Deed
$8,500,000 · Exchange Bank
Jul 31, 1998
$934,906
Oakmont Investments
—
Grant Deed
related
—
—
—
Aegiso LLC
—
Deed Of Trust
related
$8,440,000 · First Community Bank
—
—
Aegiso LLC
—
Deed Of Trust
related
$19,250,000 · Greystone Svcg
—
—
Aegiso LLC
—
Deed Of Trust
related
$19,250,000 · Greystone Svcg
—
—
Aegis Assisted Living Properti
—
Deed Of Trust
related
—
—
—
Aegiso LLC
—
Deed Of Trust
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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