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Property profile & analytics
OFF-MARKET
Estimated value
$1,855,000
Assisted living facilities
1504 Hillcrest Ln Fallbrook, CA 92028-1714
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9895638
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1978
Total area
3,819 SF
Lot
0.73 ac (31,798 SF)
Zoning code
R-1:SINGLE FAM-RES
APN
105-074-68-00
UPID
US09-9895638
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
-
Country Gardens • Alzheimer's, Dementia & Memory Care • Fallbrook, CA Nursing Home Retirement Community
-
Country Gardens Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.87M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.50M
Blend (final)
Blend
$1.86M
Owner & transaction history
Angel Of Care LLC · 4 yrs held
Angel Of Care LLC
since 2022
Last sale
$1.9M
7 recorded transactions
Zoning & alternative use
R-1:SINGLE FAM-RES · Fallbrook, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$1.8M
+55.6%
Auto repair, garage
$1.5M
+25.2%
Office building
$1.4M
+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 Fallbrook submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Fallbrook 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
$1,755,000
ML approach
$1,870,000
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)
$1,165,000
Current use
MEDICAL BUILDING
$1,810,000
Change: +56% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,460,000
Change: +25% · Conversion: Difficult
OFFICE BUILDING
$1,375,000
Change: +18% · Conversion: Difficult
Blend value · Realmo final
$1.86M
Range $1.67M – $2.04M · ±10% · vs last sale $1.90M (Jul 5 2022)
Last sale anchor
$1.90M
Jul 5 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
$486 / 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
$20,751
Tax year 2024
Assessed value
$1,938,000
Assessed 2024
Previous assessed
$1,938,000
+0.0% YoY
Effective rate
1.07%
On assessed value
Assessed land
$918,000
Assessed improvement
$1,020,000
Applied tax rate
75.0000
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
1
Bathrooms
3
Total area
3,819 SF
Lot
0.73 ac (31,798 SF)
Zoning code
R-1:SINGLE FAM-RES
APN
105-074-68-00
UPID
US09-9895638
Jurisdiction
SAN DIEGO
Zoning & alternative use
R-1:SINGLE FAM-RES · Fallbrook, CA
Zoning R-1:SINGLE FAM-RES · permitted uses
R-1:SINGLE FAM-RES · Fallbrook, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Fallbrook. 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
$1.2M
MEDICAL BUILDING
Est. value
$1.8M
AUTO REPAIR, GARAGE
Est. value
$1.5M
OFFICE BUILDING
Est. value
$1.4M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
MEDICAL BUILDING
AUTO REPAIR, GARAGE
OFFICE BUILDING
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
1
Bathrooms
3
Lot
0.73 ac
Current owner
From public records · entity-resolved
Angel Of Care LLC
Entity
Mailing address
24861 RAINBARREL RD, WILDOMAR, CA 92595-7667
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
19 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 10, 2024
—
Angel Of Care LLC
—
Deed
related
$725,000 · Cathay Bank
Jul 5, 2022
$1,900,000
Angel Of Care LLC
Country Gardens Holdings LLC
Grant Deed
$1,425,000 · Fidelis Private Fund LP
Feb 12, 2021
—
Country Gardens Holdings LLC
—
Deed
related
$1,425,000 · Fidelis Private Fund LP
Jan 20, 2017
—
Country Gardens Holdings LLC
Guo,cheng Z
Grant Deed
—
Dec 8, 2016
—
Cheng Z Guo
Liu,esther D
Quit Claim Deed
—
Dec 30, 2015
—
Cheng Z Guo
Country Gardens Holdings LLC
Quit Claim Deed
—
Jan 30, 2015
$1,740,000
Country Gardens Holdings LLC
Karl Zinner
Grant Deed
$885,000 · Capital Bank
Feb 13, 2007
—
Karl Zinner
Zinner 2002 Trust
Quit Claim Deed
related
$630,000 · Plaza Home Mortgage INC
Feb 25, 2002
$360,000
Barbara Zinner
Chase Manhattan Bank Trustee
Grant Deed
$288,000 · Impac Lending Group
Nov 2, 2001
$2,000
Imperial Bank
Venus Enterises LLC
Trustees Deed
related
—
Apr 3, 1998
$315,000
Venus Enterprises LLC
Patterson,mary L
Grant Deed
$340,000 · First International Bank
Nov 1, 1995
—
Patterson,mary Lou
Hillcrest Terrace INC,
Trustees Deed
related
—
Jan 7, 1994
$335,057
Hillcrest Terrace INC
Quintos,jose E
Trustees Deed
—
—
—
Country Gardens Holdings LLC
—
Deed Of Trust
related
$885,000 · Capital Bk
—
—
Mary L Patterson
—
Deed Of Trust
related
$78,000 · World Savings Bank
—
—
Mary L Patterson
—
Deed Of Trust
related
$125,000 · World Savings Bank
—
—
Eden Chateau
—
Deed Of Trust
related
$474,000 · Zions First National Bank
—
—
Venus Enterprises LLC
—
Deed Of Trust
related
$644,000 · Imperial Bank
—
—
Jose E Quintos JR.
—
Deed Of Trust
related
$21,000 · Individual
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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