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Property profile & analytics
OFF-MARKET
Estimated value
$4,945,000
Assisted living facilities
2705 Mtn Vw Dr La Verne, CA 91750-4313
Entity Owned
4-yr Hold
Free & Clear
Property ID
US09-6923943
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1960
Construction
WOOD
Total area
171,524 SF
Lot
4.4 ac (191,677 SF)
Zoning code
LVI*
APN
8381-009-005
UPID
US09-6923943
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
-
Hillcrest Nursing Home Retirement Community
-
Burriss R Business Management Consultant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.95M
Owner & transaction history
Spectrum Pacific West LLC · 4 yrs held
Spectrum Pacific West LLC
since 2021
6 recorded transactions
Zoning & alternative use
LVI* · La Verne, 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 La Verne submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs La Verne 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
$29 / 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
$17,086
Tax year 2024
Assessed value
$40,596,342
Assessed 2024
Previous assessed
$40,596,342
+0.0% YoY
Effective rate
0.04%
On assessed value
Assessed land
$168,233
Assessed improvement
$40,428,109
Applied tax rate
5.0000
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
1960
Construction
WOOD
Heating
NONE
Buildings
5
Stories
1
Units
94
Bathrooms
74
Total area
171,524 SF
Lot
4.4 ac (191,677 SF)
Zoning code
LVI*
APN
8381-009-005
UPID
US09-6923943
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LVI* · La Verne, CA
Zoning LVI* · permitted uses
LVI* · La Verne, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
La Verne. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1960
Construction
WOOD
Heating
NONE
Stories
1
Buildings
5
Units
94
Bathrooms
74
Lot
4.4 ac
Current owner
From public records · entity-resolved
Spectrum Pacific West LLC
Entity
Free & Clear · 4 yrs held
Mailing address
2705 MTN VW DR, LA VERNE, CA 91750-4313
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 23, 2021
—
Spectrum Pacific West LLC
Hillcrest Homes Brethren
Intrafamily Transfer
related
—
Jul 30, 2020
—
Brethren Hillcrest Homes
—
Deed
related
$38,660,000 · Us Bk
Jul 9, 2014
—
Brethren Hillcrest Homes
—
Grant Deed
related
$400,000,000 · Us Bk
Jan 3, 2003
—
Hillcrest Homes Brethren
—
Deed Of Trust
related
$47,000,000 · Bny Western Trust Co Trustee
—
—
Brethren Hillcrest Homes
—
Deed Of Trust
related
$38,660,000 · Us Bk
Nov 26, 1958
—
Hillcrest Homes Brethren
—
Grant Deed
related
—
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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