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Property profile & analytics
OFF-MARKET
Estimated value
$2,270,000
Assisted living facilities
3625 Williams Ave La Verne, CA 91750-3113
Individually Owned
27-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9226344
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1999
Construction
WOOD
Total area
42,214 SF
Lot
4.04 ac (176,164 SF)
Zoning code
LVCPD*
APN
8666-023-003
UPID
US09-9226344
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
-
Vintage Grove Senior Apartments | Affordable Apartments 55+ Apartment Complex
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.27M
Owner & transaction history
Grove Senior Aparts Vintage · 27 yrs held
Grove Senior Aparts Vintage
since 1998
7 recorded transactions
Zoning & alternative use
LVCPD* · La Verne, 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 La Verne submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs La Verne 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$54 / 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
$19,108
Tax year 2024
Assessed value
$19,519,976
Assessed 2024
Previous assessed
$19,519,976
+0.0% YoY
Effective rate
0.10%
On assessed value
Assessed land
$4,288,807
Assessed improvement
$15,231,169
Applied tax rate
12.0000
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
1999
Construction
WOOD
Heating
NONE
Cooling
CENTRAL
Buildings
5
Stories
1
Units
78
Bathrooms
56
Total area
42,214 SF
Lot
4.04 ac (176,164 SF)
Zoning code
LVCPD*
APN
8666-023-003
UPID
US09-9226344
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LVCPD* · La Verne, CA
Zoning LVCPD* · permitted uses
LVCPD* · La Verne, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
La Verne. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1999
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Buildings
5
Units
78
Bathrooms
56
Lot
4.04 ac
Current owner
From public records · entity-resolved
Grove Senior Aparts Vintage
Individual
Mailing address
14131 YORBA ST, TUSTIN, CA 92780-2052
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
1998
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 11, 2023
—
Vintage Grove Senior Apartments LP
—
Deed
related
$750,000,000 · Cbre Capital Markets INC
Jun 1, 2017
—
Vintage Grove Senior Apartment
—
Deed
related
$4,500,000 · Pnc Bk
Dec 23, 1998
—
Grove Senior Aparts Vintage
Vintage Grove Senior Apar,
Quit Claim Deed
related
$4,380,000 · Wells Fargo Bank
Oct 14, 1998
—
Grove Senior Apts LP Vintage
Gershon La Verne LLC
Grant Deed
$469,000 · Henderson Trust
Sep 27, 1996
$600,000
Gershon La Verne LLC
Henderson,loli
Grant Deed
$244,590 · Seller
Jan 31, 1996
$425,000
Loli Henderson
Utco #1 LP
Grant Deed
—
Feb 16, 1994
$525,000
Utco 1 LP
Lim 2955 Ltd
Trustees Deed
—
Jun 12, 1989
$846,500
Jack O Mazmanian
Lim
Grant Deed
related
$421,355 · Lim 2955
—
—
Grove Senior Apartment Vintage
—
Deed Of Trust
related
$2,710,000 · California Community Reinvest
—
—
Vintage Grove Senior Apartment
—
Deed Of Trust
related
$4,500,000 · Pnc Bk
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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