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Property profile & analytics
OFF-MARKET
Estimated value
$1,545,000
Assisted living facilities
34540 Engineers Rd Julian, CA 92036-9566
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US09-9974391
Property summary
AI-generated overview
Exceptional investment opportunity: A 16-key luxury wellness retreat nestled in the picturesque hills of Julian, San Diego County, California. This fee-simple property, built in 1995 and extensively renovated between 2020 and 2023, boasts a prime 4.03-acre location overlooking Lake Cuyamaca. The three-story building offers spacious suites, each featuring private lake-view balconies, whirlpool soaking tubs, and steam showers. Amenities include a spa, 24-hour gym, library, yoga room, jacuzzi, and a rose tea garden. The property's all-inclusive packages cater to guests seeking healing, rejuvenation, and relaxation. With a pro-forma NOI of $990,576 and a pro-forma cap rate of 11.65%, this retreat presents a compelling investment prospect in a rapidly growing wellness tourism sector. The asking price is $8,500,000, with a price per key of $531,250. Located at 34540 Engineers Rd, Julian, CA 92036 (APN 2940704700), this retreat offers a unique blend of modern amenities and natural beauty, just an hour from San Diego. The property's high elevation provides guests with the opportunity to experience all four seasons. This turnkey operation is ready for a new owner to capitalize on the increasing demand for wellness tourism.
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1997
Total area
6,395 SF
Lot
4.03 ac (175,546 SF)
Zoning code
R-1:SINGLE FAM-RES
APN
294-070-47-00
UPID
US09-9974391
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
-
Quiet Mind Mountain Lodge, Retreat & Spa Hotel & Motel Resort
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.71M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.85M
Blend (final)
Blend
$1.55M
Owner & transaction history
Vajragharba LLC · 1 yrs held
Vajragharba LLC
since 2025
Last sale
$1.4M
7 recorded transactions
Zoning & alternative use
R-1:SINGLE FAM-RES · Julian, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$2.4M
+25.2%
Office building
$2.3M
+18.2%
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 Julian submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Julian 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
$1,760,000
ML approach
$1,710,000
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)
$1,950,000
Current use
AUTO REPAIR, GARAGE
$2,440,000
Change: +25% · Conversion: Difficult
OFFICE BUILDING
$2,305,000
Change: +18% · Conversion: Difficult
Blend value · Realmo final
$1.55M
Range $1.39M – $1.70M · ±10% · vs last sale $1.40M (Feb 14 2020)
Last sale anchor
$1.40M
Feb 14 2020
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
$242 / 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
$15,668
Tax year 2024
Assessed value
$1,501,080
Assessed 2024
Previous assessed
$1,501,080
+0.0% YoY
Effective rate
1.04%
On assessed value
Assessed land
$428,879
Assessed improvement
$1,072,201
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
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
1997
Heating
NONE
Units
1
Bathrooms
3
Total area
6,395 SF
Lot
4.03 ac (175,546 SF)
Zoning code
R-1:SINGLE FAM-RES
APN
294-070-47-00
UPID
US09-9974391
Jurisdiction
SAN DIEGO
Zoning & alternative use
R-1:SINGLE FAM-RES · Julian, CA
Zoning R-1:SINGLE FAM-RES · permitted uses
R-1:SINGLE FAM-RES · Julian, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Julian. 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
$2.0M
AUTO REPAIR, GARAGE
Est. value
$2.4M
OFFICE BUILDING
Est. value
$2.3M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
AUTO REPAIR, GARAGE
OFFICE BUILDING
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
1997
Heating
NONE
Units
1
Bathrooms
3
Lot
4.03 ac
Current owner
From public records · entity-resolved
Vajragharba LLC
Entity
Mailing address
34540 ENGINEERS RD, JULIAN, CA 92036-9566
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 26, 2025
—
Vajragharba LLC
Michael Gregory
Quitclaim Deed
related
—
Jan 18, 2024
—
Michael Gregory
—
Deed
related
$1,616,000 · Ampac Tri State Cdc INC
Sep 2, 2022
—
Michael Gregory
—
Deed
related
$230,000 · Wilshire Quinn Income Fund LLC
Feb 26, 2020
—
Michael Gregory
—
Deed
related
$700,000 · Rose Costello
Feb 14, 2020
$1,400,000
Michael Gregory
Raymond J Ruel
Grant Deed
$1,000,000 · Ruel Raymond J (te)
Sep 5, 2003
—
Ruel,tr
Ruel,raymond J & Joann
Quit Claim Deed
related
—
Mar 15, 1990
$140,000
Ruel Raymond J
Espernza Inv Gro
Grant Deed
$112,000 · Espernza Inv Gro
—
—
Raymond J Ruel
—
Deed Of Trust
related
$23,750 · Peninsula Bank San Diego
—
—
Michael Gregory
—
Deed Of Trust
related
$700,000 · Rose Costello
—
—
Ruel Raymond J & Joann Tr
—
Deed Of Trust
related
$160,000 · Bank Of America
—
—
Raymond Ruel
—
Deed Of Trust
related
$322,700 · Bank Of America
—
—
Ruel,tr
—
Deed Of Trust
related
$150,000 · Bank Of America
—
—
Raymond J Ruel
—
Deed Of Trust
related
$332,125 · Bank Of America
—
—
Raymond J Ruel
—
Deed Of Trust
related
$356,250 · Bank Of America
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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