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Property profile & analytics
OFF-MARKET
Assisted living facilities
2715 Park Ave La Verne, CA 91750-4345
Individually Owned
27-yr Hold
Absentee Owner
Free & Clear
Property ID
US10-0352908
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2003
Construction
WOOD
Total area
4,799 SF
Lot
0.27 ac (11,785 SF)
Zoning code
LVPR4.5D*
APN
8381-012-013
UPID
US10-0352908
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Hillcrest Homes Brethren · 27 yrs held
Hillcrest Homes Brethren
since 1998
5 recorded transactions
Zoning & alternative use
LVPR4.5D* · 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
—
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
$4,857
Tax year 2024
Assessed value
$716,386
Assessed 2024
Previous assessed
$716,386
+0.0% YoY
Effective rate
0.68%
On assessed value
Assessed land
$153,530
Assessed improvement
$562,856
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
2003
Construction
WOOD
Heating
NONE
Buildings
2
Stories
1
Units
2
Rooms
6
Bathrooms
4
Total area
4,799 SF
Lot
0.27 ac (11,785 SF)
Zoning code
LVPR4.5D*
APN
8381-012-013
UPID
US10-0352908
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LVPR4.5D* · La Verne, CA
Zoning LVPR4.5D* · permitted uses
LVPR4.5D* · 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
2003
Construction
WOOD
Heating
NONE
Stories
1
Buildings
2
Units
2
Rooms
6
Bathrooms
4
Lot
0.27 ac
Current owner
From public records · entity-resolved
Hillcrest Homes Brethren
Individual
Free & Clear · 27 yrs held
Mailing address
2705 MTN VW DR, LA VERNE, CA 91750-4313
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
1998
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
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
Sep 18, 1998
$195,000
Hillcrest Homes Brethren
Kinne,sherry L
Grant Deed
—
Aug 17, 1994
—
Davis,zola M Trustee
Davis,z M
Quit Claim Deed
related
—
—
—
Brethren Hillcrest Homes
—
Deed Of Trust
related
$38,660,000 · Us 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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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