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Property profile & analytics
OFF-MARKET
Estimated value
$11,560,000
Assisted living facilities
2552 Torrey Pnes Rd La Jolla, CA 92037-3432
Entity Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8299314
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1969
Total area
40,748 SF
Lot
1.92 ac (83,635 SF)
Zoning code
COMMERCIAL
APN
346-540-29-00
UPID
US09-8299314
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
$11.08M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$12.38M
Blend (final)
Blend
$11.56M
Owner & transaction history
San Diego-two Properties LLC · 5 yrs held
San Diego-two Properties LLC
since 2020
Last sale
$10.5M
7 recorded transactions
Zoning & alternative use
COMMERCIAL · La Jolla, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$15.6M
+25.2%
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 La Jolla submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs La Jolla 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
$13,255,000
ML approach
$11,080,000
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)
$12,430,000
Current use
AUTO REPAIR, GARAGE
$15,555,000
Change: +25% · Conversion: Difficult
Blend value · Realmo final
$11.56M
Range $10.40M – $12.72M · ±10% · vs last sale $10.54M (Dec 23 2020)
Last sale anchor
$10.54M
Dec 23 2020
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
$284 / 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
$123,677
Tax year 2024
Assessed value
$10,066,618
Assessed 2024
Previous assessed
$10,066,618
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$6,367,248
Assessed improvement
$3,699,370
Applied tax rate
8.0000
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
1969
Heating
NONE
Units
140
Total area
40,748 SF
Lot
1.92 ac (83,635 SF)
Zoning code
COMMERCIAL
APN
346-540-29-00
UPID
US09-8299314
Jurisdiction
SAN DIEGO
Zoning & alternative use
COMMERCIAL · La Jolla, CA
Zoning COMMERCIAL · permitted uses
COMMERCIAL · La Jolla, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
La Jolla. 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
$12.4M
AUTO REPAIR, GARAGE
Est. value
$15.6M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
AUTO REPAIR, GARAGE
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
1969
Heating
NONE
Units
140
Lot
1.92 ac
Current owner
From public records · entity-resolved
San Diego-two Properties LLC
Entity
Mailing address
10960 WILSHIRE BLVD FL #5, LOS ANGELES, CA 90024-3708
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
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
Jan 27, 2021
—
San Diego-two Properties LLC
—
Deed
related
$6,324,000 · Calprivate Bk
Dec 23, 2020
$10,540,000
San Diego-two Properties LLC
La Jolla-cal Associates LP
Grant Deed
$6,324,000 · Calprivate Bk
Aug 1, 2002
—
La Jolla-cal Assoc LP
Scripps Health
Grant Deed
$4,000,000 · Scripps Health
Nov 2, 1999
—
Health Scripps
Scripps,memorial Hospitals
Quit Claim Deed
related
—
—
—
Evergreen La Jolla LLC
—
Deed Of Trust
related
$455,600 · Preferred Care West INC
—
—
La Jolla-cal Associates
—
Deed Of Trust
related
$2,900,000 · First Federal Bank Ca
—
—
San Diego-two Properties LLC
—
Deed Of Trust
related
$6,324,000 · Calprivate Bk
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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