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Property profile & analytics
OFF-MARKET
Estimated value
$2,685,000
Assisted living facilities
385 Esplanade Ave Pacifica, CA 94044-1882
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-1343894
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1969
Total area
25,587 SF
Lot
0.45 ac (19,438 SF)
Zoning code
R30000
APN
009-132-010
UPID
US09-1343894
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.69M
Owner & transaction history
Mussel Rock Healthcare INC · 1 yrs held
Mussel Rock Healthcare INC
since 2024
5 recorded transactions
Zoning & alternative use
R30000 · Pacifica, 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 Pacifica submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Pacifica 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)
$3,880,000
Current use
RETAIL STORES
$3,615,000
Change: -7% · Conversion: Difficult
RESTAURANT
$3,125,000
Change: -19% · Conversion: Difficult
Blend value · Realmo final
$2.69M
Range $2.42M – $2.95M · ±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
$105 / 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
$261,353
Tax year 2024
Assessed value
$15,806,902
Assessed 2024
Previous assessed
$15,806,902
+0.0% YoY
Effective rate
1.65%
On assessed value
Assessed land
$4,205,505
Assessed improvement
$11,601,397
Applied tax rate
16.0000
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
1969
Heating
NONE
Rooms
28
Total area
25,587 SF
Lot
0.45 ac (19,438 SF)
Zoning code
R30000
APN
009-132-010
UPID
US09-1343894
Jurisdiction
SAN MATEO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
R30000 · Pacifica, CA
Zoning R30000 · permitted uses
R30000 · Pacifica, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Pacifica. 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
$3.9M
RETAIL STORES
Est. value
$3.6M
RESTAURANT
Est. value
$3.1M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
RETAIL STORES
RESTAURANT
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
1969
Heating
NONE
Rooms
28
Lot
0.45 ac
Current owner
From public records · entity-resolved
Mussel Rock Healthcare INC
Entity
Mailing address
18500 VON KARMAN AVE STE #550, IRVINE, CA 92612-0539
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 26, 2024
—
Mussel Rock Healthcare INC
Sabra Pacifica LP
Deed
—
Sep 22, 2017
$29,203,500
Sabra Pacifica LP
Vajs Pacifica LLC
Grant Deed
—
Dec 16, 1999
—
Vajs Pacifica LLC
Pacifica Care Center INC
Quit Claim Deed
related
$2,256,800 · Gmac Commercial Mortgage Corp
Jun 30, 1988
$2,300,000
Heywood Corp
Greenery Rehabn
Grant Deed
—
—
—
Pacifica Care Center INC
—
Deed Of Trust
related
$1,600,000 · North American Health Care INC
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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