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Property profile & analytics
OFF-MARKET
Estimated value
$1,225,000
Assisted living facilities
8332 Huntington Dr San Gabriel, CA 91775-1038
Entity Owned
2-yr Hold
Free & Clear
Property ID
US09-7628998
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2004
Construction
WOOD
Total area
36,083 SF
Lot
0.85 ac (36,944 SF)
Zoning code
LCC2*
APN
5376-021-001
UPID
US09-7628998
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
-
Ivy Park at San Marino Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.23M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.23M
Owner & transaction history
New Cingular Wireless Pcs LLC · 2 yrs held
New Cingular Wireless Pcs LLC
since 2024
Last sale
$1.2M
6 recorded transactions
Zoning & alternative use
LCC2* · San Gabriel, 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 San Gabriel submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs San Gabriel 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
$1,225,000
ML approach
$1,225,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.23M
Range $1.10M – $1.35M · ±10% · vs last sale $1.23M (Jan 26 2024)
Last sale anchor
$1.23M
Jan 26 2024
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
$34 / 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
$172,006
Tax year 2024
Assessed value
$14,427,026
Assessed 2024
Previous assessed
$14,427,026
+0.0% YoY
Effective rate
1.19%
On assessed value
Assessed land
$2,897,475
Assessed improvement
$11,529,551
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
2004
Construction
WOOD
Heating
NONE
Stories
1
Units
52
Bathrooms
56
Total area
36,083 SF
Lot
0.85 ac (36,944 SF)
Zoning code
LCC2*
APN
5376-021-001
UPID
US09-7628998
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LCC2* · San Gabriel, CA
Zoning LCC2* · permitted uses
LCC2* · San Gabriel, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
San Gabriel. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
2004
Construction
WOOD
Heating
NONE
Stories
1
Units
52
Bathrooms
56
Lot
0.85 ac
Current owner
From public records · entity-resolved
New Cingular Wireless Pcs LLC
Entity
Free & Clear · 2 yrs held
Mailing address
8020 KATY FWY, HOUSTON, TX 77024-1908
Ownership since
2024
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 26, 2024
$1,000
New Cingular Wireless Pcs LLC
Welltower Propco Group LLC
Ground Lease
related
—
Jun 18, 2007
—
Al Us Of San Gabriel Senior Hsng
—
Deed Of Trust
related
$370,500,000 · Hsh Nordbank Ag
Jan 2, 2004
—
Al Us/san Gabriel Housi
Sunrise San Gabriel Living LLC
Grant Deed
related
—
Feb 7, 2001
$1,225,000
Sunrise San Gabriel Assisted
Maize,richard A & Judy A
Grant Deed
—
—
—
Al Us Of San Gabriel Senior Hsng
—
Deed Of Trust
related
—
—
—
Sunrise Beverly Hills Assisted
—
Deed Of Trust
related
$612,500 · San Diego 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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