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Property profile & analytics
OFF-MARKET
Estimated value
$4,320,000
Assisted living facilities
177 Mary Ave Nipomo, CA 93444-5660
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-5284918
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2017
Construction
WOOD
Total area
81,330 SF
Lot
4.15 ac (180,774 SF)
Zoning code
CR
APN
092-572-058
UPID
US09-5284918
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
-
Julie Fletcher Physician
-
The Oaks at Nipomo Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.32M
Owner & transaction history
Nipomo Oaks Senior Living LP · 3 yrs held
Nipomo Oaks Senior Living LP
since 2022
4 recorded transactions
Zoning & alternative use
CR · Nipomo, 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 Nipomo submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Nipomo 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
$53 / 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
$186,936
Tax year 2024
Assessed value
$17,817,869
Assessed 2024
Previous assessed
$17,817,869
+0.0% YoY
Effective rate
1.05%
On assessed value
Assessed land
$2,172,716
Assessed improvement
$15,645,153
Applied tax rate
52.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
2017
Construction
WOOD
Heating
NONE
Total area
81,330 SF
Lot
4.15 ac (180,774 SF)
Zoning code
CR
APN
092-572-058
UPID
US09-5284918
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
CR · Nipomo, CAZoning CR · permitted uses
CR · Nipomo, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
2017
Construction
WOOD
Heating
NONE
Lot
4.15 ac
Current owner
From public records · entity-resolved
Nipomo Oaks Senior Living LP
Entity
Mailing address
3636 NOBEL DR STE #330, SAN DIEGO, CA 92122-1042
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 16, 2022
—
Nipomo Oaks Senior Living LP
Nipomo Oaks Senior Living LP
Intrafamily Transfer
related
$16,200,000 · Cbre Capital Markets INC
Apr 4, 2019
—
Nipomo Oaks Senior Living
Nipomo Oaks Senior Living
Intrafamily Transfer
related
$16,600,000 · Community West Bank NA
Jun 30, 2016
—
Nipomo Oaks Senior Living LLC
—
Trustees Deed
related
$16,200,000 · Community W Bk
May 31, 2016
—
Nipomo Oaks Senior Living LLC
Ba Hoffman Holdings LLC
Quit Claim Deed
—
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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