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Property profile & analytics
OFF-MARKET
Estimated value
$1,780,000
Assisted living facilities
6500 Butterfield Rnch Rd Chino Hills, CA 91709-6379
Entity Owned
16-yr Hold
~
Est. High Equity
Property ID
US10-1451814
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1999
Construction
WOOD FRAME
Total area
61,033 SF
Lot
1.87 ac (81,457 SF)
APN
1057-321-08-0000
UPID
US10-1451814
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
-
Pacifica Senior Living Chino Hills Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.37M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.19M
Blend (final)
Blend
$1.78M
Owner & transaction history
Pacifica Chino Hills LP · 16 yrs held
Pacifica Chino Hills LP
since 2010
7 recorded transactions
Zoning & alternative use
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 Chino Hills submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Chino Hills 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
by Request
ML approach
$1,365,000
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)
$2,960,000
Current use
Blend value · Realmo final
$1.78M
Range $1.60M – $1.96M · ±10%
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
$29 / 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
$96,731
Tax year 2023
Assessed value
$7,974,319
Assessed 2024
Previous assessed
$7,817,960
+2.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$1,023,688
Assessed improvement
$6,950,631
Applied tax rate
24.0000
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
1999
Construction
WOOD FRAME
Heating
NONE
Stories
2
Units
72
Total area
61,033 SF
Lot
1.87 ac (81,457 SF)
APN
1057-321-08-0000
UPID
US10-1451814
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
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$3.0M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
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
1999
Construction
WOOD FRAME
Heating
NONE
Stories
2
Units
72
Lot
1.87 ac
Current owner
From public records · entity-resolved
Pacifica Chino Hills LP
Entity
Mailing address
1775 HANCOCK ST STE #200, SAN DIEGO, CA 92110-2036
Ownership since
2010
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
21 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 27, 2024
—
Pacifica Chino Hills LP
—
Deed
related
$6,300,000 · Key Bank NA
Dec 29, 2017
—
Pacifica Chino Hills LP
—
Deed
related
$7,500,000 · City Nat'l Bk
Jul 20, 2010
$6,550,000
Pacifica Chino Hills LP
Chino Hls Senior Living Prop
Grant Deed
related
—
Jul 16, 2010
$6,550,000
Pacifica Chino Hills LP
Chino Hls Senior Living Prop
Grant Deed
—
Oct 18, 2007
$513,500
Klassens Rosemont 6 LLC
Chino Hills Senior Living Prop
Grant Deed
—
Oct 9, 2007
$99,500
Henriksens Rosemont 6 LLC
Chino Hills Senior Living Prop
Grant Deed
—
Oct 9, 2007
$206,500
Fenders Rosemont 6 LLC
Chino Hills Senior Living Prop
Grant Deed
—
Oct 9, 2007
$79,500
Wassons Rosemont 6 LLC
Chino Hills Senior Living Prop
Grant Deed
—
Sep 5, 2007
$106,500
Meyers Rosemont 6 LLC
Chino Hills Senior Living Prop
Grant Deed
—
Sep 5, 2007
$159,000
Emrys Rosemont 6 LLC
Chino Hills Senior Living Prop
Grant Deed
—
Aug 29, 2007
$79,500
Peabodys Rosemont 6 LLC
Chino Hills Senior Living Prop
Grant Deed
—
Aug 29, 2007
$353,000
T Dailys Rosemont 6 LLC
Chino Hills Senior Living Prop
Grant Deed
—
Aug 29, 2007
$163,500
Billings Rosemont 6 LLC
Chino Hills Senior Living Prop
Grant Deed
—
Aug 29, 2007
$159,000
Wilsons Rosemont 6 LLC
Chino Hills Senior Living Prop
Grant Deed
—
Aug 29, 2007
$238,000
Elwacos Rosemont 6 LLC
Chino Hills Senior Living Prop
Grant Deed
—
Sep 8, 2005
—
Hcfp Reit-chino Hills LLC
—
Deed Of Trust
related
$60,000,000 · General Electric Capital Corp
Oct 17, 2000
$4,720,000
Hcfp Reit-chino Hills LLC
Newport Assisted Living LLC
Trustees Deed
—
—
—
Hcfp Reit-chino Hills LLC
—
Deed Of Trust
related
—
—
—
Pacifica Chino Hills LP
—
Loan Modification
related
$5,250,000 · City Nat'l Bk
—
—
Pacifica Chino Hills LP
—
Loan Modification
related
$7,500,000 · City Nat'l Bk
—
—
Pacifica Chino Hills LP
—
Deed Of Trust
related
$5,250,000 · City 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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