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Property profile & analytics
OFF-MARKET
Estimated value
$1,575,000
Assisted living facilities
4518 54th St San Diego, CA 92115-3527
Entity Owned
12-yr Hold
~
Est. High Equity
Property ID
US09-8568138
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2006
Total area
63,654 SF
Lot
0.72 ac (31,363 SF)
Zoning code
COMMERCIAL
APN
466-660-21-00
UPID
US09-8568138
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
-
Stellar Care Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.58M
Owner & transaction history
Sierra Senior Living LLC · 12 yrs held
Sierra Senior Living LLC
since 2013
7 recorded transactions
Zoning & alternative use
COMMERCIAL · San Diego, 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 San Diego submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs San Diego 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
$25 / 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
$153,540
Tax year 2024
Assessed value
$12,500,000
Assessed 2024
Previous assessed
$12,500,000
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$2,000,000
Assessed improvement
$10,500,000
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
2006
Heating
NONE
Units
105
Total area
63,654 SF
Lot
0.72 ac (31,363 SF)
Zoning code
COMMERCIAL
APN
466-660-21-00
UPID
US09-8568138
Jurisdiction
SAN DIEGO
Zoning & alternative use
COMMERCIAL · San Diego, CA
Zoning COMMERCIAL · permitted uses
COMMERCIAL · San Diego, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
San Diego. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
2006
Heating
NONE
Units
105
Lot
0.72 ac
Current owner
From public records · entity-resolved
Sierra Senior Living LLC
Entity
Mailing address
4518 54TH ST, SAN DIEGO, CA 92115-3527
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2013
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
Nov 22, 2013
$12,274,000
Sierra Senior Living LLC
Pacific Region Realty Corp
Grant Deed
$15,955,500 · First Community Bank
Jul 29, 2003
$2,120,000
Pacific Region Realty Corp
Southern California Retirement
Grant Deed
$10,549,400 · Red Mortgage Capital INC
Jun 27, 1997
$2,120,000
California Retirement Southern
La Costa Pacific Builders INC
Grant Deed
$1,220,000 · Seller
Nov 8, 1996
$330,000
La Costa Pacific Builders INC
Chen,shang Wen & Ming Chu
Grant Deed
related
$180,000 · Seller
May 14, 1996
$330,000
Shang-wen Chen
La Costa Pacific Builders INC
Grant Deed
related
—
Apr 3, 1992
$1,100,000
Pacific La Costa
Kincaid Trust
Grant Deed
—
Aug 18, 1989
$950,000
Kincaid Philip
Professional Dat
Trustees Deed
—
Aug 18, 1989
$459,000
Consolidated Exc
Gme Properties
Trustees Deed
related
—
Aug 18, 1989
—
Dat Professional
Consolidated Exc
Grant Deed
related
—
—
—
California Retirement Southern
—
Deed Of Trust
related
$400,000 · Construction Consultant Expert
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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