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Property profile & analytics
OFF-MARKET
Estimated value
$1,265,000
Assisted living facilities
500 Vly Pkwy Escondido, CA 92025-3054
Entity Owned
13-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8432091
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1988
Total area
9,999 SF
Lot
2.11 ac (91,911 SF)
Zoning code
COMMERCIAL
APN
229-320-22-00
UPID
US09-8432091
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
-
Southern Ca Presbyterian Homes Nursing Home Retirement Community
-
Grandma Patterson’s Apartment Building
-
Westmont of Escondido Apartment Building Assisted Living Facility
-
Redwood Elderlink & Home Link Home Health Care Service
-
Chamber Club Toastmasters Employment Agency Advocacy Group
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.27M
Owner & transaction history
Senior Living Escondido LP · 13 yrs held
Senior Living Escondido LP
since 2012
4 recorded transactions
Zoning & alternative use
COMMERCIAL · Escondido, 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 Escondido submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Escondido 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
$127 / 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
$188,298
Tax year 2024
Assessed value
$16,521,658
Assessed 2024
Previous assessed
$16,521,658
+0.0% YoY
Effective rate
1.14%
On assessed value
Assessed land
$4,556,280
Assessed improvement
$11,965,378
Applied tax rate
4.0000
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
1988
Heating
NONE
Units
144
Total area
9,999 SF
Lot
2.11 ac (91,911 SF)
Zoning code
COMMERCIAL
APN
229-320-22-00
UPID
US09-8432091
Jurisdiction
SAN DIEGO
Zoning & alternative use
COMMERCIAL · Escondido, CAZoning COMMERCIAL · permitted uses
COMMERCIAL · Escondido, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
Planning | Escondido, CA
Building & site characteristics
From public records
Year built
1988
Heating
NONE
Units
144
Lot
2.11 ac
Current owner
From public records · entity-resolved
Senior Living Escondido LP
Entity
Mailing address
3636 NOBEL DR STE #330, SAN DIEGO, CA 92122-1042
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2012
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
Nov 30, 2017
—
Senior Living Escondido LP
—
Deed
related
$29,770,000 · Cbre Cap Markets
Dec 28, 2012
$13,685,000
Senior Living Escondido LP
Rewood Snior Homes & Services
Grant Deed
$11,000,000 · Contemporary Healthcare Senior Lien
Jul 3, 1997
—
Southern Cal Presbyternian Hom
Redwood Town Court
Trustees Deed
related
—
—
—
Senior Living Escondido LP
—
Deed Of Trust
related
$29,770,000 · Cbre Cap Markets
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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