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Property profile & analytics
OFF-MARKET
Estimated value
$56,200,000
Assisted living facilities
5740 Lk Murray Blvd La Mesa, CA 91942-2217
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7355641
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1979
Lot
2.82 ac (122,839 SF)
Zoning code
R-3:RESTRICTED MULTIPLE
APN
464-583-05-00
UPID
US09-7355641
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
-
The Montera Nursing Home Retirement Community
-
Linda Sedorchuk, OTR Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$56.20M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$56.20M
Owner & transaction history
Montera Porpco LLC · 2 yrs held
Montera Porpco LLC
since 2024
Last sale
$56.2M
7 recorded transactions
Zoning & alternative use
R-3:RESTRICTED MULTIPLE · La Mesa, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 La Mesa submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs La Mesa 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
$56,200,000
ML approach
$56,200,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$56.20M
Range $50.58M – $61.82M · ±10% · vs last sale $56.20M (Jul 3 2024)
Last sale anchor
$56.20M
Jul 3 2024
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
—
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
$393,930
Tax year 2024
Assessed value
$30,806,324
Assessed 2024
Previous assessed
$30,806,324
+0.0% YoY
Effective rate
1.28%
On assessed value
Assessed land
$10,362,506
Assessed improvement
$20,443,818
Applied tax rate
5.0000
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
1979
Heating
NONE
Units
188
Lot
2.82 ac (122,839 SF)
Zoning code
R-3:RESTRICTED MULTIPLE
APN
464-583-05-00
UPID
US09-7355641
Jurisdiction
SAN DIEGO
Zoning & alternative use
R-3:RESTRICTED MULTIPLE · La Mesa, CA
Zoning R-3:RESTRICTED MULTIPLE · permitted uses
R-3:RESTRICTED MULTIPLE · La Mesa, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
La Mesa. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1979
Heating
NONE
Units
188
Lot
2.82 ac
Current owner
From public records · entity-resolved
Montera Porpco LLC
Entity
Mailing address
4 PARK PLZ STE #1700, IRVINE, CA 92614-2559
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
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
Jul 3, 2024
$56,200,000
Montera Porpco LLC
Montera Msl LLC
Grant Deed
—
Jul 10, 2018
$40,075,000
Montersa Msl LLC
Wl La Mesa Property LLC
Grant Deed
$16,130,000 · City National Bank
Apr 16, 2015
$34,385,000
Wl La Mesa Property LLC
Lake Murray Senior Housing LLC
Grant Deed
$28,500,000 · Pacific Western National Bank
Jun 22, 2011
—
Lake Murray Senior Housing LLC
—
Deed Of Trust
related
$14,934,000 · Ziegler Financial
Jun 13, 2011
—
Coxcom INC
Coxcom INC
Quit Claim Deed
—
Jun 25, 2008
—
Lake Murray Senior Housing LLC
Arei La Mesa 4 LLC
Grant Deed
—
Sep 12, 2007
$44,500
Arei La Mesa 35 LLC
Arei La Mesa 23 LLC
Grant Deed
—
Aug 31, 2007
$194,000
Arei La Mesa 35 LLC
Arei La Mesa 23 LLC
Grant Deed
—
Aug 31, 2007
$52,000
Arei La Mesa 35 LLC
Arei La Mesa 5 LLC
Grant Deed
—
Aug 25, 2006
$672,500
Arei La Mesa 33 LLC
La Mesa Capital Resources LLC
Grant Deed
—
Jun 14, 2006
$1,965,500
Arei La Mesa 20 LLC
La Mesa Capital Resources LLC
Grant Deed
—
May 31, 2006
—
Arei La Mesa 29 LLC
La Mesa Capital Resources LLC
Quit Claim Deed
—
May 26, 2006
—
Arei La Mesa 13 LLC
La Mesa Capital Resources LLC
Quit Claim Deed
—
May 19, 2006
$23,670,000
La Mesa Capital Rsrc LLC
Lake Murray Property LLC
Grant Deed
$20,300,000 · General Electric Capital Corp
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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