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Property profile & analytics
OFF-MARKET
Estimated value
$1,700,000
Assisted living facilities
740 7th St Imperial Beach, CA 91932-2106
Entity Owned
19-yr Hold
~
Est. High Equity
Property ID
US09-8847342
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1965
Total area
6,716 SF
Lot
0.31 ac (13,385 SF)
Zoning code
COMMERCIAL
APN
626-250-10-00
UPID
US09-8847342
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
-
Sun & Sea Manor Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.93M
Blend (final)
Blend
$1.70M
Owner & transaction history
Sun & Sea Assisted Living LLC · 19 yrs held
Sun & Sea Assisted Living LLC
since 2007
6 recorded transactions
Zoning & alternative use
COMMERCIAL · Imperial Beach, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$2.8M
+37.6%
Auto repair, garage
$2.6M
+25.2%
Office building
$2.4M
+18.2%
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 Imperial Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Imperial Beach 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)
$2,050,000
Current use
RETAIL STORES
$2,820,000
Change: +38% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,565,000
Change: +25% · Conversion: Difficult
OFFICE BUILDING
$2,420,000
Change: +18% · Conversion: Difficult
Blend value · Realmo final
$1.70M
Range $1.53M – $1.87M · ±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
$253 / 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
$49,191
Tax year 2024
Assessed value
$2,528,512
Assessed 2024
Previous assessed
$2,528,512
+0.0% YoY
Effective rate
1.95%
On assessed value
Assessed land
$1,346,351
Assessed improvement
$1,182,161
Applied tax rate
14.0000
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
1965
Heating
NONE
Units
1
Total area
6,716 SF
Lot
0.31 ac (13,385 SF)
Zoning code
COMMERCIAL
APN
626-250-10-00
UPID
US09-8847342
Jurisdiction
SAN DIEGO
Zoning & alternative use
COMMERCIAL · Imperial Beach, CAZoning COMMERCIAL · permitted uses
COMMERCIAL · Imperial Beach, CA
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
$2.1M
RETAIL STORES
Est. value
$2.8M
AUTO REPAIR, GARAGE
Est. value
$2.6M
OFFICE BUILDING
Est. value
$2.4M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
RETAIL STORES
AUTO REPAIR, GARAGE
OFFICE BUILDING
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
1965
Heating
NONE
Units
1
Lot
0.31 ac
Current owner
From public records · entity-resolved
Sun & Sea Assisted Living LLC
Entity
Mailing address
PO BOX 1988, RANCHO SANTA FE, CA 92067-1988
Ownership since
2007
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 31, 2007
—
Sun & Sea Assisted Living LLC
Sun & Sea Manor LLC
Quit Claim Deed
$900,000 · Peninsula Fin Corp
Apr 10, 2001
—
Sun Manor
Horowitz,samuel E Etal
Quit Claim Deed
related
—
—
—
Sun & Sea Assisted Living LLC
—
Deed Of Trust
related
$1,243,000 · Loan Co Of San Diego
—
—
Sun & Sea Assisted Living LLC
—
Deed Of Trust
related
$600,000 · Cdc Small Business Finance Co
—
—
Sun & Sea Assisted Living LLC
—
Deed Of Trust
related
$972,000 · California Bank & Trust
—
—
Sun & Sea Assisted Living LLC
—
Deed Of Trust
related
$583,200 · California Bank & Trust
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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