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Property profile & analytics
OFF-MARKET
Estimated value
$4,755,000
Assisted living facilities
3025 Reynard Way San Diego, CA 92103-5434
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8438782
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1945
Total area
5,664 SF
Lot
0.17 ac (7,463 SF)
Zoning code
R-4:MULTIPLE RESIDENTIAL
APN
452-574-02-00
UPID
US09-8438782
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
-
Akua Detox San Diego Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.35M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.76M
Owner & transaction history
Unlock Real Estate San Diego LLC · 4 yrs held
Unlock Real Estate San Diego LLC
since 2022
Last sale
$5.2M
7 recorded transactions
Zoning & alternative use
R-4:MULTIPLE RESIDENTIAL · San Diego, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$5.8M
+234.9%
Restaurant
$5.0M
+190.2%
Medical building
$4.2M
+143.2%
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 San Diego submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs San Diego 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
$4,340,000
ML approach
$4,345,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$5,785,000
Change: +235% · Conversion: Difficult
RESTAURANT
$5,015,000
Change: +190% · Conversion: Difficult
MEDICAL BUILDING
$4,200,000
Change: +143% · Conversion: Difficult
RETAIL STORES
$3,585,000
Change: +107% · Conversion: Difficult
Blend value · Realmo final
$4.76M
Range $4.28M – $5.23M · ±10% · vs last sale $5.17M (Jan 27 2022)
Last sale anchor
$5.17M
Jan 27 2022
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
$840 / 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
$66,090
Tax year 2024
Assessed value
$5,378,868
Assessed 2024
Previous assessed
$5,378,868
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$2,985,948
Assessed improvement
$2,392,920
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
1945
Heating
NONE
Units
32
Total area
5,664 SF
Lot
0.17 ac (7,463 SF)
Zoning code
R-4:MULTIPLE RESIDENTIAL
APN
452-574-02-00
UPID
US09-8438782
Jurisdiction
SAN DIEGO
Zoning & alternative use
R-4:MULTIPLE RESIDENTIAL · San Diego, CA
Zoning R-4:MULTIPLE RESIDENTIAL · permitted uses
R-4:MULTIPLE RESIDENTIAL · San Diego, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
San Diego. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$5.8M
RESTAURANT
Est. value
$5.0M
MEDICAL BUILDING
Est. value
$4.2M
RETAIL STORES
Est. value
$3.6M
NEIGHBORHOOD: SHOPPING CENTER
RESTAURANT
MEDICAL BUILDING
RETAIL STORES
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
1945
Heating
NONE
Units
32
Lot
0.17 ac
Current owner
From public records · entity-resolved
Unlock Real Estate San Diego LLC
Entity
Mailing address
101 W 23RD ST #210, NEW YORK, NY 10011-2490
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
21 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 10, 2022
—
Unlock Real Estate San Diego LLC
—
Deed
related
$11,688,725 · Live Oak Banking Company
Jan 27, 2022
$5,170,000
Unlock Real Estate San Diego LLC
Reynard Healthcare LLC
Grant Deed
$45,000,000 · Cross River Bank
Sep 5, 2019
—
Reynard Healthcare LLC
—
Deed
related
$1,243,400 · Private Business Capital
Mar 25, 2019
—
Reynard Healthcare LLC
—
Deed
related
$868,800 · Private Business Capital
Nov 19, 2018
$2,130,000
Reynard Healthcare LLC
Liliosa D Vibal
Grant Deed
$1,700,000 · Zinc Financial INC
May 20, 2016
—
Liliosa D Vibal
—
Deed
related
—
Feb 8, 2006
$1,100,000
Liliosa D Vibal
Jamison,l J & Marsha B
Grant Deed
$260,000 · Private Lender
Feb 8, 2006
—
Liliosa D Vibal
Vibal,isauro A
Quit Claim Deed
related
—
Aug 16, 1996
$310,000
Jamison L J
Us Small Business Admn
Grant Deed
$310,000 · Bank Of Coronado
May 9, 1995
—
Small Business Administra
Parangan,andres & Erlinda
Quit Claim Deed
related
—
Apr 25, 1989
$965,000
Parangan Andres
Arpple INC
Trustees Deed
$625,000 · Topa Thrift & Loan
—
—
Jamison L J
—
Deed Of Trust
related
$100,000 · Valle De Oro Bank
—
—
Jamison L J
—
Deed Of Trust
related
$463,000 · Bank Of Colorado
—
—
Liliosa D Vibal
—
Loan Modification
related
—
—
—
Arpple INC
—
Deed Of Trust
related
$180,000 · Fickewirth Herma
—
—
Andres Parangan
—
Deed Of Trust
related
$625,000 · Topa Thrift & Loan
—
—
Liliosa D Vibal
—
Deed Of Trust
related
—
—
—
Reynard Healthcare LLC
—
Deed Of Trust
related
$895,000 · Cdc Small Busn Fin
—
—
Jamison L J
—
Deed Of Trust
related
$130,000 · First International Bank
—
—
Reynard Healthcare LLC
—
Deed Of Trust
related
$868,800 · Private Busn Cap
—
—
Reynard Healthcare LLC
—
Deed Of Trust
related
$1,243,400 · Private Busn Cap
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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