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Property profile & analytics
OFF-MARKET
Estimated value
$10,125,000
Assisted living facilities
171 4th Ave Chula Vista, CA 91910-2519
Entity Owned
~
Est. High Equity
Property ID
US09-7030115
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1974
Total area
61,040 SF
Lot
1.07 ac (46,609 SF)
Zoning code
R-4:MULTIPLE RESIDENTIAL
APN
566-190-02-00
UPID
US09-7030115
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
-
Pacific Pointe Independent Living Retirement Community
-
otx hair studio Hair Salon
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$9.77M
Blend (final)
Blend
$10.13M
Owner & transaction history
171 Th Avenue LLC
171 Th Avenue LLC
since 2025
Last sale
$10.3M
7 recorded transactions
Zoning & alternative use
R-4:MULTIPLE RESIDENTIAL · Chula Vista, 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 Chula Vista submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Chula 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
Blend value · Realmo final
$10.13M
Range $9.11M – $11.14M · ±10% · vs last sale $10.30M (Jul 1 2025)
Last sale anchor
$10.30M
Jul 1 2025
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
$166 / 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
$149,713
Tax year 2024
Assessed value
$12,807,063
Assessed 2024
Previous assessed
$12,807,063
+0.0% YoY
Effective rate
1.17%
On assessed value
Assessed land
$2,262,057
Assessed improvement
$10,545,006
Applied tax rate
1.0000
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
1974
Heating
NONE
Units
110
Total area
61,040 SF
Lot
1.07 ac (46,609 SF)
Zoning code
R-4:MULTIPLE RESIDENTIAL
APN
566-190-02-00
UPID
US09-7030115
Jurisdiction
SAN DIEGO
Zoning & alternative use
R-4:MULTIPLE RESIDENTIAL · Chula Vista, CA
Zoning R-4:MULTIPLE RESIDENTIAL · permitted uses
R-4:MULTIPLE RESIDENTIAL · Chula Vista, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Chula Vista. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1974
Heating
NONE
Units
110
Lot
1.07 ac
Current owner
From public records · entity-resolved
171 Th Avenue LLC
Entity
Mailing address
171 S 4TH AVE STE #300, CHULA VISTA, CA 91910-2519
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 1, 2025
$10,300,000
171 Th Avenue LLC
Sherry Winters Living Trust
Grant Deed
$7,147,000 · Commercial Bank Of Ca
May 25, 2021
—
Sherry M Winters
Sherry M Winters
Intrafamily Transfer
related
$5,500,000 · Pacific Mercantile Bank
Dec 16, 2019
$2,000
Sherry M Winters
Bcg Pac Pointe LLC
Grant Deed
$3,500,000 · First Republic Bank
Aug 30, 2019
$12,000,000
Bcg Pac Pointe LLC
Pi Properties No 12 LLC
Grant Deed
$445,226 · Anchor Ira Fund LLC
Oct 9, 2017
$9,200,000
Pi Properties No 12 LLC
Pacific Pointe Chula Vista LLC
Grant Deed
$6,900,000 · Western Alliance Bank
Jan 15, 2015
$4,102,500
Pacific Pointe Chula Vista LLC
Fig Properties INC
Grant Deed
$4,050,000 · Miscellaneous Ins Co
Dec 12, 2014
—
Fig Properties INC
Cox Communications California
Quit Claim Deed
related
—
Sep 26, 2008
—
Fig Properties INC
Ash Properties INC
Quit Claim Deed
related
—
Jun 29, 1994
$739,000
Ash Properties INC
Chula Vista Part
Grant Deed
$1,939,684 · Seller
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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