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Property profile & analytics
OFF-MARKET
Estimated value
$7,245,000
Assisted living facilities
5602 University Ave San Diego, CA 92105-2308
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8854167
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1960
Total area
19,678 SF
Lot
3.13 ac (136,379 SF)
Zoning code
RESTRICTED COMMERCIAL
APN
472-430-11-00
UPID
US09-8854167
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
-
University Care Center Nursing Home
-
JIMI O. BENSON Physician
-
ELAINE GERTSER Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$6.60M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$7.74M
Blend (final)
Blend
$7.25M
Owner & transaction history
5602 University Avenue LLC · 4 yrs held
5602 University Avenue LLC
since 2021
Last sale
$7.6M
7 recorded transactions
Zoning & alternative use
RESTRICTED COMMERCIAL · San Diego, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$11.5M
+90.9%
Retail stores
$9.1M
+52.2%
Office building
$8.3M
+38.4%
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 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
Method
Estimation
Statistic approach
$6,680,000
ML approach
$6,595,000
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)
$6,000,000
Current use
MEDICAL BUILDING
$11,455,000
Change: +91% · Conversion: Difficult
RETAIL STORES
$9,135,000
Change: +52% · Conversion: Difficult
OFFICE BUILDING
$8,305,000
Change: +38% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$7,910,000
Change: +32% · Conversion: Difficult
Blend value · Realmo final
$7.25M
Range $6.52M – $7.97M · ±10% · vs last sale $7.60M (Dec 9 2021)
Last sale anchor
$7.60M
Dec 9 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
$368 / 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
$97,117
Tax year 2024
Assessed value
$7,903,398
Assessed 2024
Previous assessed
$7,903,398
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$5,228,010
Assessed improvement
$2,675,388
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
1960
Heating
NONE
Units
87
Total area
19,678 SF
Lot
3.13 ac (136,379 SF)
Zoning code
RESTRICTED COMMERCIAL
APN
472-430-11-00
UPID
US09-8854167
Jurisdiction
SAN DIEGO
Zoning & alternative use
RESTRICTED COMMERCIAL · San Diego, CA
Zoning RESTRICTED COMMERCIAL · permitted uses
RESTRICTED 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.
Alternative use value scenarios
Repositioning upside vs current use
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$6.0M
MEDICAL BUILDING
Est. value
$11.5M
RETAIL STORES
Est. value
$9.1M
OFFICE BUILDING
Est. value
$8.3M
INDUSTRIAL (GENERAL)
Est. value
$7.9M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
MEDICAL BUILDING
RETAIL STORES
OFFICE BUILDING
INDUSTRIAL (GENERAL)
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
Heating
NONE
Units
87
Lot
3.13 ac
Current owner
From public records · entity-resolved
5602 University Avenue LLC
Entity
Mailing address
140 N UN AVE STE #320, FARMINGTON, UT 84025-2956
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 12, 2023
—
5602 University Avenue LLC
—
Deed
related
$425,000,000 · Truist Bank
Dec 9, 2021
$7,600,000
5602 University Avenue LLC
Lazben Investment Co
Grant Deed
$2,707,824 · Capital Funding LLC
Jan 29, 2018
—
Lazben Investment Co
—
Deed
related
$3,000,000 · Commonwealth Business Bank
—
—
Lazben De Mascio
—
Deed Of Trust
related
$600,000 · Heller Financial
—
—
Lazben Investment Co
—
Deed Of Trust
related
$2,200,000 · Commonwealth Business Bank
—
—
Lazben Investment Co
—
Deed Of Trust
related
$7,300,000 · Wilshire State Bank
—
—
Lazben Investment Co
—
Deed Of Trust
related
$1,900,000 · Cathay Bank
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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