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Property profile & analytics
OFF-MARKET
Estimated value
$750,000
Assisted living facilities
35158 Wyse Rd, Agua Dulce, CA 91390-4654
Individually Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8448324
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1977
Construction
WOOD
Total area
2,710 SF
Lot
2.78 ac (121,156 SF)
Zoning code
LCA21*
APN
3213-012-032
UPID
US09-8448324
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
$750k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$750k
Owner & transaction history
Brilliant Corners · 5 yrs held
Brilliant Corners
since 2021
Last sale
$759,007
7 recorded transactions
Zoning & alternative use
LCA21* · Agua Dulce, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$1.2M
+64.6%
Retail stores
$1.1M
+49.7%
Auto repair, garage
$1.1M
+47.6%
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 Agua Dulce submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Agua Dulce 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
$745,000
ML approach
$750,000
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)
$750,000
Current use
MEDICAL BUILDING
$1,230,000
Change: +65% · Conversion: Difficult
RETAIL STORES
$1,120,000
Change: +50% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,105,000
Change: +48% · Conversion: Difficult
OFFICE BUILDING
$1,075,000
Change: +44% · Conversion: Difficult
WAREHOUSE, STORAGE
$860,000
Change: +15% · Conversion: Difficult
COMMERCIAL (GENERAL)
$835,000
Change: +12% · Conversion: Difficult
Blend value · Realmo final
$750k
Range $675k – $825k · ±10% · vs last sale $759k (Jan 29 2021)
Last sale anchor
$759k
Jan 29 2021
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
$277 / 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
$668
Tax year 2024
Assessed value
$805,455
Assessed 2024
Previous assessed
$805,455
+0.0% YoY
Effective rate
0.08%
On assessed value
Assessed land
$221,473
Assessed improvement
$583,982
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
1977
Construction
WOOD
Heating
CENTRAL
Cooling
YES
Units
1
Bathrooms
3
Total area
2,710 SF
Lot
2.78 ac (121,156 SF)
Zoning code
LCA21*
APN
3213-012-032
UPID
US09-8448324
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LCA21* · Agua Dulce, CA
Zoning LCA21* · permitted uses
LCA21* · Agua Dulce, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Agua Dulce. 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
$750,000
MEDICAL BUILDING
Est. value
$1.2M
RETAIL STORES
Est. value
$1.1M
AUTO REPAIR, GARAGE
Est. value
$1.1M
OFFICE BUILDING
Est. value
$1.1M
WAREHOUSE, STORAGE
Est. value
$860,000
COMMERCIAL (GENERAL)
Est. value
$835,000
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
MEDICAL BUILDING
RETAIL STORES
AUTO REPAIR, GARAGE
OFFICE BUILDING
WAREHOUSE, STORAGE
COMMERCIAL (GENERAL)
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
1977
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Units
1
Bathrooms
3
Lot
2.78 ac
Current owner
From public records · entity-resolved
Brilliant Corners
Individual
Mailing address
854 FOLSOM ST STE #300, SAN FRANCISCO, CA 94107-1123
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
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
Jan 29, 2021
$759,000
Brilliant Corners
Ronald E White
Grant Deed
$607,200 · Clearinghouse Dcfi
—
—
Ronald E White
—
Deed Of Trust
related
$100,000 · Countrywide Home Loans INC
—
—
Ronald E White
—
Deed Of Trust
related
$200,000 · Los Angeles Police Cu
—
—
White Ronald E
—
Deed Of Trust
related
$129,000 · Citibank Fsb
—
—
Ronald E White
—
Deed Of Trust
related
$250,000 · Los Angeles Police Cu
—
—
Ronald E White
—
Deed Of Trust
related
$101,500 · Los Angeles Police Cu
—
—
Ronald E White
—
Deed Of Trust
related
$75,000 · Los Angeles Police Cu
—
—
Ronald E White
—
Deed Of Trust
related
$150,000 · Los Angeles Police Cu
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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