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Property profile & analytics
OFF-MARKET
Assisted living facilities
1682 Circa Del Lago A309 San Marcos, CA 92078-5270
Individually Owned
1-yr Hold
Free & Clear
Property ID
US09-9036976
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1986
Total area
660 SF
Lot
1.55 ac (67,362 SF)
Zoning code
R-1:SINGLE FAM-RES
APN
221-570-33-33
UPID
US09-9036976
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
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Robert P Whitford · 1 yrs held
Robert P Whitford
since 2024
Last sale
$160,000
5 recorded transactions
Zoning & alternative use
R-1:SINGLE FAM-RES · San Marcos, 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 San Marcos submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs San Marcos 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$1,451
Tax year 2024
Assessed value
$135,252
Assessed 2024
Previous assessed
$135,252
+0.0% YoY
Effective rate
1.07%
On assessed value
Assessed land
$72,828
Assessed improvement
$62,424
Applied tax rate
76.0000
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
1986
Heating
NONE
Units
1
Bathrooms
1
Total area
660 SF
Lot
1.55 ac (67,362 SF)
Zoning code
R-1:SINGLE FAM-RES
APN
221-570-33-33
UPID
US09-9036976
Jurisdiction
SAN DIEGO
Zoning & alternative use
R-1:SINGLE FAM-RES · San Marcos, CA
Zoning R-1:SINGLE FAM-RES · permitted uses
R-1:SINGLE FAM-RES · San Marcos, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
San Marcos. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1986
Heating
NONE
Units
1
Bathrooms
1
Lot
1.55 ac
Current owner
From public records · entity-resolved
Robert P Whitford
Individual
Free & Clear · 1 yrs held
Mailing address
1682 CIRCA DEL LAGO UNIT A309, SAN MARCOS, CA 92078-5270
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 16, 2024
$160,000
Robert P Whitford
John Paul Petrek JR
Grant Deed
—
Nov 9, 2021
$130,000
Janice Carl Petrek
Gary Antone
Grant Deed
—
May 1, 2017
$95,000
Antone,gary Trust
Beaumont Jean C Trust
Grant Deed
related
—
Mar 7, 2017
—
Gary Antone
Beaumont,jean C
Affidavit Of Death
related
—
Sep 22, 2009
—
Jean C Beaumont
Beaumont,jean C
Quit Claim 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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