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Property profile & analytics
OFF-MARKET
Estimated value
$5,610,000
Assisted living facilities
4411 Chicago Ave Riverside, CA 92507-5406
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-3064244
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1989
Construction
WOOD
Total area
18,300 SF
Lot
1.38 ac (60,112 SF)
Zoning code
R1065
APN
221-171-042
UPID
US09-3064244
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
-
Grandview Manor Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$6.00M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$7.18M
Blend (final)
Blend
$5.61M
Owner & transaction history
Grandview Estates LLC · 3 yrs held
Grandview Estates LLC
since 2023
Last sale
$5.3M
4 recorded transactions
Zoning & alternative use
R1065 · Riverside, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$8.7M
+32.5%
Auto repair, garage
$8.1M
+23.9%
Apartment house (5+ units)
$6.6M
+0.4%
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 Riverside submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Riverside 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
$5,775,000
ML approach
$6,000,000
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)
$6,545,000
Current use
RESTAURANT
$8,680,000
Change: +33% · Conversion: Difficult
AUTO REPAIR, GARAGE
$8,110,000
Change: +24% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$6,575,000
Change: +0% · Conversion: Difficult
WAREHOUSE, STORAGE
$5,935,000
Change: -9% · Conversion: Difficult
MEDICAL BUILDING
$5,345,000
Change: -18% · Conversion: Difficult
Blend value · Realmo final
$5.61M
Range $5.05M – $6.17M · ±10% · vs last sale $5.33M (Jun 7 2023)
Last sale anchor
$5.33M
Jun 7 2023
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
$307 / 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
$60,945
Tax year 2024
Assessed value
$5,495,050
Assessed 2024
Previous assessed
$5,495,050
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$714,000
Assessed improvement
$4,781,050
Applied tax rate
9.0000
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
1989
Construction
WOOD
Heating
NONE
Stories
1
Total area
18,300 SF
Lot
1.38 ac (60,112 SF)
Zoning code
R1065
APN
221-171-042
UPID
US09-3064244
Jurisdiction
RIVERSIDE
Zoning & alternative use
R1065 · Riverside, CA
Zoning R1065 · permitted uses
R1065 · Riverside, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Riverside. 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
$6.5M
RESTAURANT
Est. value
$8.7M
AUTO REPAIR, GARAGE
Est. value
$8.1M
APARTMENT HOUSE (5+ UNITS)
Est. value
$6.6M
WAREHOUSE, STORAGE
Est. value
$5.9M
MEDICAL BUILDING
Est. value
$5.3M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
RESTAURANT
AUTO REPAIR, GARAGE
APARTMENT HOUSE (5+ UNITS)
WAREHOUSE, STORAGE
MEDICAL 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
1989
Construction
WOOD
Heating
NONE
Stories
1
Lot
1.38 ac
Current owner
From public records · entity-resolved
Grandview Estates LLC
Entity
Mailing address
720 N HNOEN AVE, RIALTO, CA 92376
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 7, 2023
$5,330,000
Grandview Estates LLC
Jason Nazareno
Grant Deed
$2,739,000 · Privagte Business Capital
Jun 7, 2023
—
Inland Care Service INC
Grandview Estates LLC
Lease
$1,681,000 · The Mortgage Capital Development Corp
May 30, 2023
—
Jason Nazareno
—
Deed
related
$840,000 · The Afi Services INC 401k Psp
Apr 18, 2017
—
Jennifer J Nazareno
—
Deed
related
$1,318,900 · Wells Fargo Bank NA
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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