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Property profile & analytics
OFF-MARKET
Estimated value
$775,000
Assisted living facilities
340 Alta Vis Dr South San Francisco, CA 94080-5639
Trust Owned
6-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-1828527
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1964
Total area
13,381 SF
Lot
0.99 ac (43,086 SF)
Zoning code
R10S
APN
013-121-040
UPID
US10-1828527
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
-
Joyful Chapter Senior Living Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$480k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.07M
Blend (final)
Blend
$775k
Owner & transaction history
Wong Family Trust · 6 yrs held
Wong Family Trust
since 2020
7 recorded transactions
Zoning & alternative use
R10S · South San Francisco, 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 South San Francisco submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs South San Francisco 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
$480,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$775k
Range $698k – $853k · ±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
$58 / 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
$32,203
Tax year 2024
Assessed value
$2,951,984
Assessed 2024
Previous assessed
$2,951,984
+0.0% YoY
Effective rate
1.09%
On assessed value
Assessed land
$1,080,205
Assessed improvement
$1,871,779
Applied tax rate
81.0000
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
1964
Heating
NONE
Rooms
31
Total area
13,381 SF
Lot
0.99 ac (43,086 SF)
Zoning code
R10S
APN
013-121-040
UPID
US10-1828527
Jurisdiction
SAN MATEO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
R10S · South San Francisco, CA
Zoning R10S · permitted uses
R10S · South San Francisco, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
South San Francisco. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1964
Heating
NONE
Rooms
31
Lot
0.99 ac
Current owner
From public records · entity-resolved
Wong Family Trust
Trust
Mailing address
25 TEA TREE CT, HILLSBOROUGH, CA 94010-6353
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 10, 2020
—
Wong Family Trust
Robert Wong
Quit Claim Deed
related
$3,356,000 · Meriwest Cu
Dec 3, 2010
—
Robert Wong
Islamic Society Of San Francisco
Grant Deed
$640,000 · Cushman Rexrode Cap Corp
May 12, 1997
$530,000
Islamic Society Of San Fran
Russian Convent Of Our Lady
Grant Deed
$369,137 · Russian Convent Of Our Lady
Nov 12, 1992
$490,000
Convent Lady Vladimir Russian
Miller,ruth E
Grant Deed
—
Jul 10, 1989
$254,500
Ruth Nutt Miller
Nutting,thomas
Grant Deed
related
$57,000 · Individual
—
—
D. Mille Nutting
—
Deed Of Trust
related
$10,000 · Individual
—
—
Robert Wong
—
Deed Of Trust
related
$800,000 · Bank Of The West
—
—
Islamic Society Of San Francis
—
Deed Of Trust
related
$100,000 · Cedars Bank
—
—
Islamic Society Of San Francisco
—
Deed Of Trust
related
$100,000 · Cedars Bank
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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