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Property profile & analytics
OFF-MARKET
Estimated value
$2,950,000
Assisted living facilities
480 Main St Morro Bay, CA 93442-2538
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US09-1517868
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1977
Construction
WOOD
Total area
2,522 SF
Lot
0.25 ac (10,824 SF)
Zoning code
R3
APN
066-175-003
UPID
US09-1517868
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
-
Garden House, Morro Bay Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.18M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.95M
Owner & transaction history
Gh Senior Care INC · 4 yrs held
Gh Senior Care INC
since 2021
Last sale
$2.7M
7 recorded transactions
Zoning & alternative use
R3 · Morro Bay, CA
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 Morro Bay submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Morro Bay 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
$3,150,000
ML approach
$3,175,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$2.95M
Range $2.66M – $3.25M · ±10% · vs last sale $2.74M (Dec 8 2021)
Last sale anchor
$2.74M
Dec 8 2021
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
$1,170 / 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
$31,424
Tax year 2024
Assessed value
$2,843,413
Assessed 2024
Previous assessed
$2,843,413
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$733,482
Assessed improvement
$2,109,931
Applied tax rate
6.0000
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
1977
Construction
WOOD
Heating
NONE
Buildings
2
Stories
1
Rooms
3
Bathrooms
4
Total area
2,522 SF
Lot
0.25 ac (10,824 SF)
Zoning code
R3
APN
066-175-003
UPID
US09-1517868
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
R3 · Morro Bay, CAZoning R3 · permitted uses
R3 · Morro Bay, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
code of ordinances
Building & site characteristics
From public records
Year built
1977
Construction
WOOD
Heating
NONE
Stories
1
Buildings
2
Rooms
3
Bathrooms
4
Lot
0.25 ac
Current owner
From public records · entity-resolved
Gh Senior Care INC
Entity
Mailing address
480 MAIN ST, MORRO BAY, CA 93442-2538
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 8, 2021
$2,744,000
Gh Senior Care INC
Rkrm Watson LLC
Grant Deed
$2,532,400 · Bank Of The West
Mar 26, 2014
—
Rkrm Watson
Watson,richard A & Kasey A
Quit Claim Deed
related
—
Nov 25, 2013
—
Rkrm
Watson,richard A & Kasey A
Grant Deed
—
Mar 29, 2013
$1,700,000
Richard A Watson
Michael L Roza
Grant Deed
$1,470,000 · Heritage Oaks Bank
Feb 5, 2008
—
Michael L Roza
Keyes,ann R
Affidavit Of Death
related
—
Sep 25, 2003
—
Ann R Keyes
Keyes,tr
Quit Claim Deed
related
$880,000 · Sesloc FCU
Nov 8, 2000
—
Keyes Trust
Keyes,ann R
Quit Claim Deed
related
—
Sep 20, 2000
—
Cave Trust
Cave,garilee D
Quit Claim Deed
related
—
Apr 7, 2000
—
Keyes,ann R
Barcus,louise E
Trustees Deed
related
—
Nov 25, 1998
—
Ann R Keyes
Keyes,cy J
Quit Claim Deed
related
—
Nov 25, 1998
$459,000
Borgardt,phyllis L
Poggemann,george & Marica
Trustees Deed
$367,200 · Cameron Financial Group INC
May 6, 1998
—
Poggemann Trust
Poggemann,george H & Marcia E
Quit Claim Deed
related
—
—
—
Keyes Trust
—
Deed Of Trust
related
$665,000 · Mission Community Bank NA
—
—
Rkrm Watson
—
Loan Modification
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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