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Property profile & analytics
OFF-MARKET
Estimated value
$860,000
Assisted living facilities
5720 Old Carmel Vly Rd San Diego, CA 92130-2407
Trust Owned
6-yr Hold
Free & Clear
Property ID
US09-7683123
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2023
Total area
3,426 SF
Lot
8.78 ac (382,456 SF)
Zoning code
COMMERCIAL
APN
305-100-45-00
UPID
US09-7683123
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
-
San Miguel acuitlapan guerrero Church
-
Westmont of Carmel Valley Nursing Home Retirement Community
-
Carefree Dressage Animal Training
-
Foxlair West Horse Riding Field
-
Coastline Hunters and Jumpers Training Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$860k
Owner & transaction history
Dbceg Holding Trust · 6 yrs held
Dbceg Holding Trust
since 2020
Last sale
$681,000
6 recorded transactions
Zoning & alternative use
COMMERCIAL · San Diego, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.3M
+26.3%
Warehouse, storage
$1.1M
+5.7%
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
$820,000
ML approach
by Request
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)
$1,045,000
Current use
AUTO REPAIR, GARAGE
$1,320,000
Change: +26% · Conversion: Difficult
WAREHOUSE, STORAGE
$1,105,000
Change: +6% · Conversion: Difficult
Blend value · Realmo final
$860k
Range $774k – $946k · ±10% · vs last sale $681k (Jul 16 2020)
Last sale anchor
$681k
Jul 16 2020
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
$251 / 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
$524,986
Tax year 2024
Assessed value
$49,090,342
Assessed 2024
Previous assessed
$49,090,342
+0.0% YoY
Effective rate
1.07%
On assessed value
Assessed land
$5,571,342
Assessed improvement
$43,519,000
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
2023
Heating
NONE
Units
128
Total area
3,426 SF
Lot
8.78 ac (382,456 SF)
Zoning code
COMMERCIAL
APN
305-100-45-00
UPID
US09-7683123
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.
Alternative use value scenarios
Repositioning upside vs current use
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$1.0M
AUTO REPAIR, GARAGE
Est. value
$1.3M
WAREHOUSE, STORAGE
Est. value
$1.1M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
AUTO REPAIR, GARAGE
WAREHOUSE, STORAGE
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
2023
Heating
NONE
Units
128
Lot
8.78 ac
Current owner
From public records · entity-resolved
Dbceg Holding Trust
Trust
Free & Clear · 6 yrs held
Mailing address
PO BOX 92129, SOUTHLAKE, TX 76092-0102
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 29, 2021
—
Carmel Valley Senior Living LP
—
Deed
related
—
Jul 16, 2020
—
Dbceg Holding Trust
Seabreeze Farms Equestrian Ctr
Quit Claim Deed
—
Jul 16, 2020
$450,000
Carmel Valley Senior Living LP
Bell Valley Holding Co
Grant Deed
—
Jul 16, 2020
$5,140,500
Carmel Vly Senior Living LP
Dbceg Holding Trust
Grant Deed
—
Jul 16, 2020
$681,000
Carmel Valley Senior Living LP
Seabreeze Senior Holdings LLC
Grant Deed
—
Apr 12, 2002
—
Bell Valley Holding Co
—
Grant Deed
related
$2,000,000 · San Diego National 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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