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Property profile & analytics
OFF-MARKET
Assisted living facilities
222 Washington St Vista, CA 92084-5449
Individually Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9668130
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1990
Total area
3,520 SF
Lot
0.15 ac (6,727 SF)
Zoning code
R-4:MULTIPLE RESIDENTIAL
APN
175-133-22-00
UPID
US09-9668130
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
-
Vista Village Care 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
by Request
Owner & transaction history
Gaurav Rathi · 1 yrs held
Gaurav Rathi
since 2025
Last sale
$2.1M
7 recorded transactions
Zoning & alternative use
R-4:MULTIPLE RESIDENTIAL · 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
—
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
$12,042
Tax year 2024
Assessed value
$1,035,198
Assessed 2024
Previous assessed
$1,035,198
+0.0% YoY
Effective rate
1.16%
On assessed value
Assessed land
$572,220
Assessed improvement
$462,978
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
1990
Heating
NONE
Units
1
Bathrooms
2
Total area
3,520 SF
Lot
0.15 ac (6,727 SF)
Zoning code
R-4:MULTIPLE RESIDENTIAL
APN
175-133-22-00
UPID
US09-9668130
Jurisdiction
SAN DIEGO
Zoning & alternative use
R-4:MULTIPLE RESIDENTIAL · Vista, CA
Zoning R-4:MULTIPLE RESIDENTIAL · permitted uses
R-4:MULTIPLE RESIDENTIAL · 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
1990
Heating
NONE
Units
1
Bathrooms
2
Lot
0.15 ac
Current owner
From public records · entity-resolved
Gaurav Rathi
Individual
Mailing address
4540 KEARNY VILLA RD STE #201, SAN DIEGO, CA 92123-1570
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
19 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 29, 2025
—
Gaurav Rathi
—
Deed
related
$707,000 · Cdc Small Business Finance Corp
May 1, 2025
$2,050,000
Gaurav Rathi
Jmk Properties INC
Grant Deed
$1,025,000 · Calprivate Bank
May 1, 2025
—
Jmk Properties INC
Gregory Kirk
Grant Deed
—
May 22, 2023
—
Gregory Kirk
Jmk Properties INC
Grant Deed
—
Nov 18, 2021
$123,799
Jmk Properties INC
Konrad J Piekos
Trustees Deed
related
—
Mar 29, 2018
—
Konrad J Piekos
Piekos,konrad J
Quit Claim Deed
related
$102,800 · Val-chris Invs
Oct 19, 2015
—
Konrad J Piekos
Piekos,bronislawa
Quit Claim Deed
related
$399,000 · Motive Lndg
Mar 26, 2012
$289,500
Bronislawa Piekos
Deutsche Bank National Trust Compan
Grant Deed
$281,867 · Carrington Mortgage Services LLC
Jan 20, 2010
$734,548
Deutsche Bk Natl Trust 2007-nc3
Old Republic Default Mgmt
Trustees Deed
related
—
Mar 30, 2006
—
Domino L Totanes
Josephine L Totanes
Intrafamily Transfer
related
$560,000 · First National Bank Of Arizona
Dec 21, 1999
$566,500
Domino V Totoanes
Radakovich,mike & Ljubica
Grant Deed
$495,000 · Imperial Bank
Sep 8, 1995
$85,000
Mike Radakovich
American Savings Bank
Grant Deed
$68,000 · American Savings Bank
Apr 10, 1995
$97,744
American Savings Bank
Mc Cord,billy J & Ruth M
Trustees Deed
related
—
—
—
Domino V Totanes
—
Deed Of Trust
related
$460,000 · Greenpoint Mortgage Funding
—
—
Domino V Totanes
—
Deed Of Trust
related
$86,200 · Greenpoint Mortgage Funding
—
—
Mccord Billy J
—
Deed Of Trust
related
$93,500 · American Savings Bank
—
—
Mccord Billy J
—
Deed Of Trust
related
$30,111 · Glendale Federal Bank
—
—
Mike Radakovich
—
Deed Of Trust
related
$107,000 · First International Bank
—
—
Mccord Billy J
—
Deed Of Trust
related
$20,350 · Glendale Federal 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.
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