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Property profile & analytics
OFF-MARKET
Estimated value
$2,385,000
Assisted living facilities
689 Ladera Way Pacifica, CA 94044-3441
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-0771314
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1955
Total area
2,505 SF
Lot
0.2 ac (8,623 SF)
Zoning code
R10006
APN
022-241-160
UPID
US09-0771314
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
$2.24M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.39M
Owner & transaction history
Tlc Pacifica INC · 4 yrs held
Tlc Pacifica INC
since 2022
Last sale
$2.5M
7 recorded transactions
Zoning & alternative use
R10006 · Pacifica, 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 Pacifica submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Pacifica 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
$2,285,000
ML approach
$2,235,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$2.39M
Range $2.15M – $2.62M · ±10% · vs last sale $2.51M (Jun 13 2022)
Last sale anchor
$2.51M
Jun 13 2022
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
$952 / 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
$33,863
Tax year 2024
Assessed value
$2,247,264
Assessed 2024
Previous assessed
$2,247,264
+0.0% YoY
Effective rate
1.51%
On assessed value
Assessed land
$1,820,700
Assessed improvement
$426,564
Applied tax rate
16.0000
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
1955
Heating
CENTRAL
Cooling
CENTRAL
Rooms
8
Bathrooms
5
Total area
2,505 SF
Lot
0.2 ac (8,623 SF)
Zoning code
R10006
APN
022-241-160
UPID
US09-0771314
Jurisdiction
SAN MATEO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
R10006 · Pacifica, CA
Zoning R10006 · permitted uses
R10006 · Pacifica, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Pacifica. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1955
Heating
CENTRAL
Cooling
Yes
Rooms
8
Bathrooms
5
Lot
0.2 ac
Current owner
From public records · entity-resolved
Tlc Pacifica INC
Entity
Mailing address
268 S STATE ST STE #300, SALT LAKE CITY, UT 84111-5314
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
23 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 14, 2022
—
Tlc Pacifica INC
—
Deed
related
$140,000 · Rodica A Ranga Living Trust
Jun 13, 2022
$2,514,000
Tlc Pacifica INC
Rodica A Ranga
Grant Deed
$2,734,000 · Celtic Bank Corporation
May 25, 2021
—
Rodica A Ranga
—
Deed
related
$367,000 · United Wholesale Mortgage
Feb 27, 2004
—
Ranga,tr
Ranga,rodica A
Quit Claim Deed
related
—
Feb 11, 2004
—
Rodica A Ranga
Ranga,tr
Quit Claim Deed
related
$555,000 · Najarian Loans INC
Jan 12, 2001
—
Ranga Trust
Ranga,rodica A
Quit Claim Deed
related
—
Dec 13, 2000
$800,000
Rodica A Ranga
Horga Trust
Grant Deed
$560,000 · Rpm Wholesale
May 19, 2000
—
Horga Trust
Horga,nicolae & Robin J
Quit Claim Deed
related
—
May 5, 2000
—
Nicolae Horga
Horga Trust
Quit Claim Deed
related
$489,000 · Western Sunrise Mortgage Corp
Mar 1, 2000
—
Horga Trust
Horga,nicolae & Robin J
Quit Claim Deed
related
—
Oct 22, 1997
—
Nicolae Horga
Horga Trust
Quit Claim Deed
related
$310,000 · First Union Mortgage
May 15, 1997
—
Nicola E Horga
Horga,nicolae & Robin J
Quit Claim Deed
related
—
Jun 1, 1994
—
Nicolae Horga
Horga,robin & Ro
Quit Claim Deed
related
$260,000 · Option One Mortgage Corp
May 11, 1994
—
Robin Horga
Millard Trust
Grant Deed
related
—
Apr 22, 1994
—
Millard Trust
Millard Trust
Quit Claim Deed
related
$110,000 · North American Mortgage
Mar 12, 1993
—
Millard,trust
Millard,rodney&j
Quit Claim Deed
related
—
Dec 31, 1992
—
Rodney Millard
Millard,rodney H
Quit Claim Deed
related
—
—
—
Horga Trust
—
Deed Of Trust
related
$90,000 · Us Bank NA Nd
—
—
Rodney H Millard
—
Deed Of Trust
related
$94,000 · Imco Realty Services INC
—
—
Nicolae Horga
—
Deed Of Trust
related
$260,000 · Provident Funding Assoc LP
—
—
Nicolae Horga
—
Deed Of Trust
related
$30,000 · Bank Of America
—
—
Rodney H Millard
—
Deed Of Trust
related
$12,000 · Individual
—
—
Nicole Horga
—
Deed Of Trust
related
$51,000 · Bank Of America
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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