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Property profile & analytics
OFF-MARKET
Estimated value
$8,900,000
Hospitals
555 Gibson Ave Pacific Grove, CA 93950
Entity Owned
3-yr Hold
Free & Clear
Property ID
US09-2233020
Property profile
Verified
Property type
Hospitals
Use group
HOSPITAL - PRIVATE
Year built
1960
Construction
WOOD
Total area
14,315 SF
Lot
1.74 ac (75,682 SF)
APN
006-546-001-000
UPID
US09-2233020
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
$8.35M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$5.93M
Blend (final)
Blend
$8.90M
Owner & transaction history
Pacific Grove Senior Living LLC · 3 yrs held
Pacific Grove Senior Living LLC
since 2022
Last sale
$10.5M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$8.0M
+80.1%
Restaurant
$7.8M
+74.9%
Office building
$5.9M
+33.6%
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 Pacific Grove submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Pacific Grove 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
$9,225,000
ML approach
$8,345,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$7,980,000
Change: +80% · Conversion: Easy
RESTAURANT
$7,755,000
Change: +75% · Conversion: Difficult
OFFICE BUILDING
$5,925,000
Change: +34% · Conversion: Easy
INDUSTRIAL (GENERAL)
$5,885,000
Change: +33% · Conversion: Difficult
AUTO REPAIR, GARAGE
$5,710,000
Change: +29% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$5,660,000
Change: +28% · Conversion: Moderate
Blend value · Realmo final
$8.90M
Range $8.01M – $9.79M · ±10% · vs last sale $10.50M (Dec 7 2022)
Last sale anchor
$10.50M
Dec 7 2022
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
$622 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$218,139
Tax year 2023
Assessed value
$19,758,754
Assessed 2023
Previous assessed
$19,758,754
+0.0% YoY
Effective rate
1.10%
On assessed value
Assessed land
$944,168
Assessed improvement
$18,814,586
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
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
Hospitals
Use group
HOSPITAL - PRIVATE
Status
Off-Market
Year built
1960
Construction
WOOD
Heating
NONE
Buildings
3
Stories
2
Rooms
51
Bathrooms
22
Total area
14,315 SF
Lot
1.74 ac (75,682 SF)
APN
006-546-001-000
UPID
US09-2233020
Jurisdiction
MONTEREY
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$8.0M
RESTAURANT
Est. value
$7.8M
OFFICE BUILDING
Est. value
$5.9M
INDUSTRIAL (GENERAL)
Est. value
$5.9M
AUTO REPAIR, GARAGE
Est. value
$5.7M
APARTMENT HOUSE (5+ UNITS)
Est. value
$5.7M
COMMERCIAL (GENERAL)
RESTAURANT
OFFICE BUILDING
INDUSTRIAL (GENERAL)
AUTO REPAIR, GARAGE
APARTMENT HOUSE (5+ UNITS)
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
1960
Construction
WOOD
Heating
NONE
Stories
2
Buildings
3
Rooms
51
Bathrooms
22
Lot
1.74 ac
Current owner
From public records · entity-resolved
Pacific Grove Senior Living LLC
Entity
Free & Clear · 3 yrs held
Mailing address
1775 HANCOCK ST STE #200, SAN DIEGO, CA 92110-2036
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 19, 2023
—
Pacific Grove Senior Living LLC
—
Deed
related
$11,615,000 · Zb NA
Dec 7, 2022
$10,502,500
Pacific Grove Senior Living LLC
California Nevada Methodist Homes
Grant Deed
—
May 4, 2022
—
California Nevada Methodist Homes
—
Deed
related
$9,000,000 · Oceanside Investors INC
Aug 27, 2021
—
California Nevada Methodist Homes
—
Deed
related
—
Aug 8, 2018
—
California Nevada Methodist Hm
—
Deed
related
$3,525,000 · Office Of Statewide Health Pla
—
—
California-nevada Methodist Hm
—
Deed Of Trust
related
$42,280,000 · California Health Facilities
—
—
California-nevada Methodist Ho
—
Deed Of Trust
related
$32,920,000 · Private Individual
—
—
California Nevada Methodist Hm
—
Deed Of Trust
related
$3,525,000 · Office Of Statewide Health Pla
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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