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Property profile & analytics
OFF-MARKET
Estimated value
$625,000
Assisted living facilities
3205 Massachusetts Ave 7 Lemon Grove, CA 91945-2241
Trust Owned
7-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9639163
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1954
Total area
2,368 SF
Lot
0.23 ac (10,118 SF)
Zoning code
R-2:MINOR MULTIPLE
APN
479-151-21-00
UPID
US09-9639163
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
$593k
Blend (final)
Blend
$625k
Owner & transaction history
Delgado,c Y & C V Trust · 7 yrs held
Delgado,c Y & C V Trust
since 2019
7 recorded transactions
Zoning & alternative use
R-2:MINOR MULTIPLE · Lemon Grove, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$905,000
+25.2%
Office building
$855,000
+18.2%
Retail stores
$790,000
+9.7%
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 Lemon Grove submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lemon Grove 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
by Request
ML approach
by Request
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)
$720,000
Current use
AUTO REPAIR, GARAGE
$905,000
Change: +25% · Conversion: Difficult
OFFICE BUILDING
$855,000
Change: +18% · Conversion: Difficult
RETAIL STORES
$790,000
Change: +10% · Conversion: Difficult
WAREHOUSE, STORAGE
$670,000
Change: -7% · Conversion: Difficult
Blend value · Realmo final
$625k
Range $563k – $688k · ±10%
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
$264 / 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
$12,615
Tax year 2024
Assessed value
$777,012
Assessed 2024
Previous assessed
$777,012
+0.0% YoY
Effective rate
1.62%
On assessed value
Assessed land
$401,903
Assessed improvement
$375,109
Applied tax rate
15.0000
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
1954
Heating
NONE
Units
1
Total area
2,368 SF
Lot
0.23 ac (10,118 SF)
Zoning code
R-2:MINOR MULTIPLE
APN
479-151-21-00
UPID
US09-9639163
Jurisdiction
SAN DIEGO
Zoning & alternative use
R-2:MINOR MULTIPLE · Lemon Grove, CA
Zoning R-2:MINOR MULTIPLE · permitted uses
R-2:MINOR MULTIPLE · Lemon Grove, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Lemon Grove. 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
$720,000
AUTO REPAIR, GARAGE
Est. value
$905,000
OFFICE BUILDING
Est. value
$855,000
RETAIL STORES
Est. value
$790,000
WAREHOUSE, STORAGE
Est. value
$670,000
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
AUTO REPAIR, GARAGE
OFFICE BUILDING
RETAIL STORES
WAREHOUSE, STORAGE
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
1954
Heating
NONE
Units
1
Lot
0.23 ac
Current owner
From public records · entity-resolved
Delgado,c Y & C V Trust
Trust
Mailing address
1935 CAMINO MOJAVE, CHULA VISTA, CA 91914-4613
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 21, 2019
—
Delgado,c Y & C V Trust
Delgado,crescente Y & Cielo V
Quit Claim Deed
related
—
Jan 6, 2006
$580,000
Crescente Y Delgado
Trecde 0554 LLC
Grant Deed
$464,000 · Harbor Capital Group
Nov 30, 2005
—
Trecde 0554 LLC
Balaguer L B 2005 Trust
Grant Deed
—
Mar 30, 2005
—
Balaguer Lucia B 2005 Trust
Balbguer,lucia B
Quit Claim Deed
related
—
Apr 20, 2004
$60,000
Lucia B Balaguer
Balaguer,antonio S & Eliza L
Grant Deed
related
$150,000 · Evans Trust
Sep 1, 1995
$230,000
Antonio S Balaguer
Cuaresma,flor B & Gloria S
Grant Deed
$304,000 · Seller
—
—
Crescente Y Delgado
—
Deed Of Trust
related
$140,000 · Flor B & Gloria S Cuaresma
—
—
Balaguer Lucia B 2005 Trust
—
Deed Of Trust
related
$260,000 · Weldon Family Trust
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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