Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$3,240,000
Assisted living facilities
35 Escuela Dr Daly City, CA 94015-4003
Entity Owned
19-yr Hold
~
Est. High Equity
Property ID
US09-0686632
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1968
Total area
26,249 SF
Lot
1.36 ac (59,261 SF)
Zoning code
R30000
APN
008-481-390
UPID
US09-0686632
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
-
Golden Heights Healthcare Nursing Home
-
Ernest Chow Physician
-
Richard Moskowitz Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.24M
Owner & transaction history
35 Escuela LLC · 19 yrs held
35 Escuela LLC
since 2006
7 recorded transactions
Zoning & alternative use
R30000 · Daly City, 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 Daly City submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Daly City 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)
$3,980,000
Current use
RETAIL STORES
$3,670,000
Change: -8% · Conversion: Difficult
Blend value · Realmo final
$3.24M
Range $2.92M – $3.56M · ±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
$123 / 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
$243,308
Tax year 2024
Assessed value
$19,343,095
Assessed 2024
Previous assessed
$19,343,095
+0.0% YoY
Effective rate
1.26%
On assessed value
Assessed land
$12,026,854
Assessed improvement
$7,316,241
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
1968
Heating
NONE
Rooms
40
Total area
26,249 SF
Lot
1.36 ac (59,261 SF)
Zoning code
R30000
APN
008-481-390
UPID
US09-0686632
Jurisdiction
SAN MATEO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
R30000 · Daly City, CA
Zoning R30000 · permitted uses
R30000 · Daly City, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Daly City. 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
$4.0M
RETAIL STORES
Est. value
$3.7M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
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
1968
Heating
NONE
Rooms
40
Lot
1.36 ac
Current owner
From public records · entity-resolved
35 Escuela LLC
Entity
Mailing address
PO BOX 92129, SOUTHLAKE, TX 76092-0102
Ownership since
2006
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 4, 2025
—
Wc Daly City LLC
—
Deed
related
$60,000,000 · Vnb New York LLC
Dec 9, 2024
—
Wc Daly City LLC
—
Deed
related
$60,000,000 · Vnb New York LLC
Dec 5, 2019
—
Wc-daly City LLC
—
Deed
related
$65,000,000 · Wo Healthco-3 LLC
Apr 9, 2010
—
Wc-daly City LLC
—
Grant Deed
related
$65,000,000 · General Elec Cap
Nov 2, 2007
—
Ghc Of Daly City 102 LLC
—
Deed Of Trust
related
$100,000,000 · Ing Capital LLC
Sep 21, 2006
—
35 Escuela LLC
Nico,thomas
Grant Deed
—
Jan 20, 1999
—
Thomas Nico
Trevor,james H & Margaret J
Grant Deed
$2,000,000 · Union Bank Of California
Sep 25, 1989
$1,128,000
James Trevor
Abd Investments
Grant Deed
$1,700,000 · Republic Savings
—
—
Wc-daly City LLC
—
Loan Modification
related
$65,000,000 · Wo Healthco-3 LLC
—
—
Wc-daly City LLC
—
Loan Modification
related
$65,000,000 · General Elec Cap
—
—
James Trevor
—
Deed Of Trust
related
$1,700,000 · First National Bank Daly City
—
—
Ghc Of Daly City 239 LLC
—
Deed Of Trust
related
$150,000,000 · Ing Capital LLC
—
—
Ghc Of Daly City 102 LLC
—
Deed Of Trust
related
$150,000,000 · Ing Capital LLC
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 35 Escuela Dr?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
