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Property profile & analytics
OFF-MARKET
Estimated value
$3,600,000
Assisted living facilities
3535 Manchester Ave Cardiff, CA 92007-1520
Entity Owned
14-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7049230
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2009
Total area
9,999 SF
Lot
4.46 ac (194,277 SF)
Zoning code
COMMERCIAL
APN
261-150-45-00
UPID
US09-7049230
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
-
Belmont Village Senior Living Cardiff by the Sea Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.93M
Blend (final)
Blend
$3.60M
Owner & transaction history
3535 Manchester Avenue Borrower LLC · 14 yrs held
3535 Manchester Avenue Borrower LLC
since 2012
6 recorded transactions
Zoning & alternative use
COMMERCIAL · Cardiff, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$4.7M
+55.6%
Retail stores
$4.2M
+37.6%
Auto repair, garage
$3.8M
+25.2%
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 Cardiff submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Cardiff 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)
$3,050,000
Current use
MEDICAL BUILDING
$4,745,000
Change: +56% · Conversion: Difficult
RETAIL STORES
$4,195,000
Change: +38% · Conversion: Difficult
AUTO REPAIR, GARAGE
$3,815,000
Change: +25% · Conversion: Difficult
OFFICE BUILDING
$3,605,000
Change: +18% · Conversion: Difficult
Blend value · Realmo final
$3.60M
Range $3.24M – $3.96M · ±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
$360 / 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
$756,962
Tax year 2024
Assessed value
$66,330,914
Assessed 2024
Previous assessed
$66,330,914
+0.0% YoY
Effective rate
1.14%
On assessed value
Assessed land
$11,944,854
Assessed improvement
$54,386,060
Applied tax rate
19.0000
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
2009
Heating
NONE
Units
147
Total area
9,999 SF
Lot
4.46 ac (194,277 SF)
Zoning code
COMMERCIAL
APN
261-150-45-00
UPID
US09-7049230
Jurisdiction
SAN DIEGO
Zoning & alternative use
COMMERCIAL · Cardiff, CAZoning COMMERCIAL · permitted uses
COMMERCIAL · Cardiff, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$3.1M
MEDICAL BUILDING
Est. value
$4.7M
RETAIL STORES
Est. value
$4.2M
AUTO REPAIR, GARAGE
Est. value
$3.8M
OFFICE BUILDING
Est. value
$3.6M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
MEDICAL BUILDING
RETAIL STORES
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
2009
Heating
NONE
Units
147
Lot
4.46 ac
Current owner
From public records · entity-resolved
3535 Manchester Avenue Borrower LLC
Entity
Mailing address
4500 DORR ST, TOLEDO, OH 43615-4040
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2012
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 7, 2022
—
3535 Manchester Avenue Borrower LLC
—
Deed
related
$47,526,667 · Welltower LLC
Feb 17, 2012
—
3535 Manchester Avenue Borrower LLC
3535 Manchester Avenue LLC
Grant Deed
$42,350,000 · Wells Fargo Bank NA
Nov 7, 2011
$69,263,000
3535 Manchester Avenue LLC
Belmont Village Cardiff LP
Deed Of Trust
$111,000,000 · Health Care Reit INC
Mar 2, 2007
—
Village Cardiff Belmont
Lux,john
Grant Deed
—
Apr 26, 2002
—
L Lux
Lux,j
Quit Claim Deed
related
—
Aug 29, 1995
—
John Lux
Calcara,virginia
Quit Claim Deed
related
—
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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