Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$2,495,000
Assisted living facilities
726 Torrance St San Diego, CA 92103-3813
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-7085180
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1940
Total area
7,476 SF
Lot
0.46 ac (20,006 SF)
Zoning code
RESTRICTED COMMERCIAL
APN
451-272-17-00
UPID
US09-7085180
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.19M
Blend (final)
Blend
$2.50M
Owner & transaction history
726 Torrance LLC
726 Torrance LLC
since 2025
Last sale
$2.7M
7 recorded transactions
Zoning & alternative use
RESTRICTED COMMERCIAL · San Diego, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$3.2M
+38.4%
Industrial (general)
$3.0M
+31.8%
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
by Request
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)
$2,280,000
Current use
OFFICE BUILDING
$3,155,000
Change: +38% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$3,005,000
Change: +32% · Conversion: Difficult
Blend value · Realmo final
$2.50M
Range $2.25M – $2.74M · ±10% · vs last sale $2.65M (May 19 2025)
Last sale anchor
$2.65M
May 19 2025
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
$334 / 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
$22,894
Tax year 2024
Assessed value
$1,861,386
Assessed 2024
Previous assessed
$1,861,386
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$517,046
Assessed improvement
$1,344,340
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
1940
Heating
NONE
Units
36
Total area
7,476 SF
Lot
0.46 ac (20,006 SF)
Zoning code
RESTRICTED COMMERCIAL
APN
451-272-17-00
UPID
US09-7085180
Jurisdiction
SAN DIEGO
Zoning & alternative use
RESTRICTED COMMERCIAL · San Diego, CA
Zoning RESTRICTED COMMERCIAL · permitted uses
RESTRICTED 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
$2.3M
OFFICE BUILDING
Est. value
$3.2M
INDUSTRIAL (GENERAL)
Est. value
$3.0M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
OFFICE BUILDING
INDUSTRIAL (GENERAL)
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
1940
Heating
NONE
Units
36
Lot
0.46 ac
Current owner
From public records · entity-resolved
726 Torrance LLC
Entity
Mailing address
1686 LOS ALTOS RD, SAN DIEGO, CA 92109-1321
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 19, 2025
$2,650,000
726 Torrance LLC
The Higgins Family Trust
Grant Deed
$1,600,000 · Fidelis Private Fund LP
Jan 17, 2025
—
Leah Higgins
Leah E Higgins
Deed
related
—
Oct 17, 2024
—
Patrick Higgins
Leah E Higgins
Deed
related
—
Sep 29, 2023
—
Patrick Higgins
—
Deed
related
$2,045,000 · Innovative Capital Income Fund LLC
Dec 19, 2006
—
Patrick Higgins
Higgins,leah E
Quit Claim Deed
related
$916,500 · Pacific Trust Bank
May 15, 2002
—
T Higgins
Higgins,l
Quit Claim Deed
related
—
Jul 21, 2000
$1,260,000
Leah E Higgins
Huertas Trust
Grant Deed
$950,000 · Imperial Bank
Sep 14, 1990
$842,563
Antonio Huertas
Fuller Edwin B
Grant Deed
$378,923 · Seller
—
—
Antonio Huertas
—
Deed Of Trust
related
$250,000 · Itt Small Business Finance Cor
—
—
Antonio Huertas
—
Deed Of Trust
related
$50,000 · Seller
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 726 Torrance St?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
