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Property profile & analytics
OFF-MARKET
Estimated value
$1,230,000
Assisted living facilities
5850 Manzanita Ave Angelus Oaks, CA 92305-9520
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US10-1450537
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1954
Construction
WOOD FRAME
Total area
4,520 SF
Lot
0.4 ac (17,516 SF)
APN
0305-073-09-0000
UPID
US10-1450537
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
$1.35M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.23M
Owner & transaction history
Great American Holdings LLC · 2 yrs held
Great American Holdings LLC
since 2023
Last sale
$1.1M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.2M
+463.3%
Office building
$1.2M
+437.4%
Auto repair, garage
$785,000
+257.3%
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 Angelus Oaks submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Angelus Oaks 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
$1,330,000
ML approach
$1,350,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,235,000
Change: +463% · Conversion: Difficult
OFFICE BUILDING
$1,180,000
Change: +437% · Conversion: Difficult
AUTO REPAIR, GARAGE
$785,000
Change: +257% · Conversion: Difficult
Blend value · Realmo final
$1.23M
Range $1.11M – $1.35M · ±10% · vs last sale $1.12M (Sep 5 2023)
Last sale anchor
$1.12M
Sep 5 2023
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
$272 / 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
$6,253
Tax year 2023
Assessed value
$1,120,000
Assessed 2024
Previous assessed
$577,589
+93.9% YoY
Effective rate
0.56%
On assessed value
Assessed land
$95,000
Assessed improvement
$1,025,000
Applied tax rate
57.0000
Comparables
4 recent transactions · within 1.5 miComparable in this city
4 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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1954
Construction
WOOD FRAME
Heating
NONE
Units
11
Total area
4,520 SF
Lot
0.4 ac (17,516 SF)
APN
0305-073-09-0000
UPID
US10-1450537
Jurisdiction
SAN BERNARDINO
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
$1.2M
OFFICE BUILDING
Est. value
$1.2M
AUTO REPAIR, GARAGE
Est. value
$785,000
COMMERCIAL (GENERAL)
OFFICE BUILDING
AUTO REPAIR, GARAGE
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
1954
Construction
WOOD FRAME
Heating
NONE
Units
11
Lot
0.4 ac
Current owner
From public records · entity-resolved
Great American Holdings LLC
Entity
Mailing address
257 CAJON STF, REDLANDS, CA 92373-5201
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 5, 2023
$1,120,000
Great American Holdings LLC
Boncoise & Associates INC
Grant Deed
$550,000 · Boncoise & Associates INC
May 18, 2022
—
Boncoise & Associates INC
—
Deed
related
$703,000 · Pacific Premier Bank
Feb 6, 2019
—
Boncoise & Associates INC
Integrated Elder Care INC
Grant Deed
$726,000 · First Choice Bank
Sep 17, 2014
$500,000
Integrated Elder Care INC
Long Beryl E Trust
Grant Deed
$450,000 · Saturino JR & Beryl E L Gonzalez
Dec 6, 2013
—
Gonzalez,saturnino JR Trust
Long Beryl E Trust
Quit Claim Deed
—
Jul 25, 2008
—
Long Beryl E Trust
Long,b Evonne
Quit Claim Deed
related
—
Sep 25, 2001
$225,500
Donald C Long
Maxwell Trust
Grant Deed
$150,000 · Capitol Thrift & Loan
Nov 1, 1996
$50,000
Maxwell Trust
Orange National Bank Trustee
Trustees Deed
$139,000 · Orange National Bank Trustee
Aug 30, 1993
$137,861
William Thibault Acct 1202172-e
Delaney,stephen
Trustees Deed
—
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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