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Property profile & analytics
OFF-MARKET
Estimated value
$3,680,000
Assisted living facilities
2300 Pacific Ave San Pedro, CA 90731-5936
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US09-7955972
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1926
Construction
WOOD
Total area
20,423 SF
Lot
0.45 ac (19,602 SF)
Zoning code
LAC2
APN
7465-003-019
UPID
US09-7955972
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
$4.14M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.68M
Owner & transaction history
Medical Advisors LLC · 4 yrs held
Medical Advisors LLC
since 2021
Last sale
$3.2M
7 recorded transactions
Zoning & alternative use
LAC2 · San Pedro, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$6.0M
+6.4%
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 Pedro submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs San Pedro 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
$4,185,000
ML approach
$4,140,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
$5,640,000
Current use
WAREHOUSE, STORAGE
$6,000,000
Change: +6% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$5,550,000
Change: -2% · Conversion: Difficult
Blend value · Realmo final
$3.68M
Range $3.31M – $4.05M · ±10% · vs last sale $3.20M (Dec 28 2021)
Last sale anchor
$3.20M
Dec 28 2021
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
$180 / 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
$113,540
Tax year 2024
Assessed value
$5,316,444
Assessed 2024
Previous assessed
$5,316,444
+0.0% YoY
Effective rate
2.14%
On assessed value
Assessed land
$3,121,200
Assessed improvement
$2,195,244
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
1926
Construction
WOOD
Heating
NONE
Cooling
YES
Buildings
2
Stories
1
Units
33
Bathrooms
32
Total area
20,423 SF
Lot
0.45 ac (19,602 SF)
Zoning code
LAC2
APN
7465-003-019
UPID
US09-7955972
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAC2 · San Pedro, CA
Zoning LAC2 · permitted uses
LAC2 · San Pedro, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
San Pedro. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$5.6M
WAREHOUSE, STORAGE
Est. value
$6.0M
INDUSTRIAL (GENERAL)
Est. value
$5.6M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
WAREHOUSE, STORAGE
INDUSTRIAL (GENERAL)
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1926
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Buildings
2
Units
33
Bathrooms
32
Lot
0.45 ac
Current owner
From public records · entity-resolved
Medical Advisors LLC
Entity
Mailing address
2300 S PACIFIC AVE, SAN PEDRO, CA 90731-5936
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
28 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 28, 2021
$3,200,000
Medical Advisors LLC
Citizens Business Bank
Grant Deed
$3,400,000 · Adly Abdelmalak
Oct 29, 2021
$2,529,320
Citizens Business Bank
Above And Beyond Care Providers INC
Trustees Deed
related
—
Sep 17, 2020
—
Above & Beyond Care Providers
—
Deed
related
$730,000 · Annie Jiang
Sep 17, 2019
—
Above & Beyond Care Providers
—
Deed
related
$105,000 · Willie Albert
Jun 27, 2018
—
Above & Beyond Care Providers
—
Deed
related
$300,000 · Cenicio C Ulit
Mar 31, 2016
—
Mayap INC
Pamintuan,yolanda D
Quit Claim Deed
related
—
Mar 31, 2016
$2,650,000
Above & Beyond Care Providers INC
Mayap INC
Grant Deed
$2,548,000 · Community Bank
Oct 27, 2015
—
Yolanda D Pamintuan
Pamintuan,arturo S
Quit Claim Deed
related
$1,330,000 · Lone Oak Fund LLC
Sep 2, 2015
—
Arturo S Pamintuan
Dwyer,angelina M
Quit Claim Deed
related
—
Mar 2, 2015
—
Dwyer Angelina M|pamintuan Mart H
Pamintuan Arturo S & Yolanda D
Quit Claim Deed
related
—
Jan 13, 2009
—
Arturo S Pamintuan
Amy LLC
Grant Deed
—
Apr 6, 2006
—
Amy LLC
Pamintuan,yolanda D
Grant Deed
—
Sep 21, 2005
—
Yolanda D Pamintuan
Pamintuan,arturo S
Quit Claim Deed
related
—
Sep 21, 2005
$750,000
Yolanda D Pamintuan
Sienna Chartres LLC
Grant Deed
$2,550,000 · Sienna Chartres LLC
Aug 29, 2005
—
Sienna Chartres LLC
F & R Ferrer Family
Grant Deed
—
Sep 23, 2003
—
F & R Ferrer Family LP
Ferrer,renato & Felicidad
Quit Claim Deed
related
—
Jul 15, 2002
$1,700,000
Renato Ferrer
Salsido,andres & Susan J
Grant Deed
$1,400,000 · Andres & Susan J Salsido
May 24, 1996
$825,000
Salsido,andres & Susan J
Pacific Enter Commercial Loans
Trustees Deed
$625,000 · Seller
May 24, 1996
$780,000
Enterp Commercial Loan Pacific
Cruz,edgar J & Mila A
Trustees Deed
related
—
Jan 24, 1995
—
Edgar J Cruz
Cruz,e J & M A
Quit Claim Deed
related
—
Feb 22, 1991
$1,000,000
Cruz,edgar J & M
Jennings Bernadi
Trustees Deed
$734,044 · Pacific Enterpri
Feb 22, 1991
$50,000
Jennings,bernadi
Schultz & Schult
Trustees Deed
related
—
Mar 14, 1990
—
Schultz
—
Deed Of Trust
related
—
—
—
Above & Beyond Care Providers
—
Deed Of Trust
related
$105,000 · Willie Albert
—
—
Above & Beyond Care Providers
—
Deed Of Trust
related
$300,000 · Cenicio C Ulit
—
—
Above & Beyond Care Providers
—
Deed Of Trust
related
$730,000 · Annie Jiang
—
—
Edgar J Cruz
—
Deed Of Trust
related
—
—
—
Yolanda D Pamintuan
—
Deed Of Trust
related
$1,575,000 · Zions First National 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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