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Property profile & analytics
OFF-MARKET
Estimated value
$2,120,000
Assisted living facilities
2041 Vis Way Vista, CA 92083-6013
Entity Owned
7-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-9666667
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1981
Total area
56,622 SF
Lot
2.05 ac (89,298 SF)
Zoning code
COMMERCIAL
APN
166-051-36-00
UPID
US09-9666667
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
-
Alta Vista Senior Living 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
$2.12M
Owner & transaction history
Pacifica Regency Palms LLC · 7 yrs held
Pacifica Regency Palms LLC
since 2019
7 recorded transactions
Zoning & alternative use
COMMERCIAL · 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 Vista submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$37 / 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
$125,025
Tax year 2024
Assessed value
$4,210,534
Assessed 2024
Previous assessed
$4,210,534
+0.0% YoY
Effective rate
2.97%
On assessed value
Assessed land
$1,257,692
Assessed improvement
$2,952,842
Applied tax rate
12.0000
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
1981
Heating
NONE
Units
90
Total area
56,622 SF
Lot
2.05 ac (89,298 SF)
Zoning code
COMMERCIAL
APN
166-051-36-00
UPID
US09-9666667
Jurisdiction
SAN DIEGO
Zoning & alternative use
COMMERCIAL · Vista, CA
Zoning COMMERCIAL · permitted uses
COMMERCIAL · Vista, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Vista. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1981
Heating
NONE
Units
90
Lot
2.05 ac
Current owner
From public records · entity-resolved
Pacifica Regency Palms LLC
Entity
Free & Clear · 7 yrs held
Mailing address
VENTAS INC, PHOENIX, AZ 85050
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 30, 2020
—
Pacifica Regency Palms LLC
—
Deed
related
$3,600,000 · Zions Bancorporation NA
Feb 1, 2019
$5,500,000
Pacifica Regency Palms LLC
Nationwide Health Prop LLC
Grant Deed
—
Feb 8, 1996
$4,010,000
Nationwide Health Properties
Buena Vista Knolls
Grant Deed
—
—
—
Buena Vista Knolls
—
Deed Of Trust
related
$550,000 · Mid City Bank
—
—
Pacifica Regency Palms LLC
—
Deed Of Trust
related
$3,600,000 · Zions Bancorporation NA
—
—
Buena Vista Knol
—
Deed Of Trust
related
$425,000 · Sanwa Bank California
—
—
Buena Vista Knolls
—
Deed Of Trust
related
$700,000 · General Bank
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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