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Property profile & analytics
OFF-MARKET
Estimated value
$6,730,000
Assisted living facilities
8700 Lindley Ave Northridge, CA 91325-3032
Entity Owned
6-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8134944
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1985
Construction
WOOD
Total area
40,729 SF
Lot
1.37 ac (59,817 SF)
Zoning code
LARA
APN
2768-010-029
UPID
US09-8134944
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
$6.96M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$6.73M
Owner & transaction history
Pacifica Somerfield LLC · 6 yrs held
Pacifica Somerfield LLC
since 2020
Last sale
$6.5M
7 recorded transactions
Zoning & alternative use
LARA · Northridge, 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 Northridge submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Northridge 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
$6,970,000
ML approach
$6,955,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$6.73M
Range $6.06M – $7.40M · ±10% · vs last sale $6.50M (Apr 7 2020)
Last sale anchor
$6.50M
Apr 7 2020
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
$165 / 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
$313,976
Tax year 2024
Assessed value
$25,732,847
Assessed 2024
Previous assessed
$25,732,847
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$6,261,659
Assessed improvement
$19,471,188
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
1985
Construction
WOOD
Heating
NONE
Stories
1
Units
59
Bathrooms
59
Total area
40,729 SF
Lot
1.37 ac (59,817 SF)
Zoning code
LARA
APN
2768-010-029
UPID
US09-8134944
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LARA · Northridge, CA
Zoning LARA · permitted uses
LARA · Northridge, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Northridge. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1985
Construction
WOOD
Heating
NONE
Stories
1
Units
59
Bathrooms
59
Lot
1.37 ac
Current owner
From public records · entity-resolved
Pacifica Somerfield LLC
Entity
Mailing address
1775 HANCOCK ST, SAN DIEGO, CA 92110-2034
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
33 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 7, 2020
$26,590,909
Pacifica Somerfield LLC
Properties Snh Of Lta Trust
Grant Deed
—
May 12, 2015
$26,354,000
Snh Of Lta Properties Trust
Clp Northridge Ca Senior Livin
Grant Deed
—
Jun 9, 2014
$17,470,000
Northridge Ca Senior Livin Clp
Pacifica Northridge LP
Grant Deed
—
Mar 4, 2008
—
Arei Northridge 4 LLC
Arei Northridge 5 LLC
Quit Claim Deed
—
Mar 4, 2008
$1,340,000
Arei Senior Housing Props LLC
Arei Northridge 1 LLC
Grant Deed
related
—
Mar 4, 2008
$308,000
Arei Senior Housing Props LLC
Arei Northridge 11 LLC
Grant Deed
related
—
Mar 4, 2008
$616,000
Arei Senior Housing Props LLC
Arei Northridge 13 LLC
Grant Deed
related
—
Mar 4, 2008
$692,500
Arei Senior Housing Props LLC
Arei Northridge 12 LLC
Grant Deed
related
—
Mar 4, 2008
$1,232,000
Arei Senior Housing Props LLC
Arei Northridge 14 LLC
Grant Deed
related
—
Mar 4, 2008
$339,000
Arei Senior Housing Props LLC
Arei Northridge 2 LLC
Grant Deed
related
—
Mar 4, 2008
$613,000
Arei Senior Housing Props LLC
Arei Northridge 15 LLC
Grant Deed
related
—
Mar 4, 2008
$360,500
Arei Senior Housing Props LLC
Arei Northridge 19 LLC
Grant Deed
related
—
Mar 4, 2008
$2,013,500
Arei Senior Housing Props LLC
Arei Northridge 6 LLC
Grant Deed
related
—
Mar 4, 2008
$432,500
Arei Senior Housing Props LLC
Arei Northridge 9 LLC
Grant Deed
related
—
Mar 4, 2008
$309,500
Arei Senior Housing Props LLC
Northridge Capital Rsrcs LLC
Grant Deed
related
—
Mar 4, 2008
$462,000
Arei Senior Housing Props LLC
Arei Northridge 4 LLC
Grant Deed
related
—
Mar 4, 2008
$709,500
Arei Senior Housing Props LLC
Arei Northridge 8 LLC
Grant Deed
related
—
Mar 4, 2008
$774,000
Arei Senior Housing Props LLC
Arei Northridge 7 LLC
Grant Deed
related
—
Mar 4, 2008
$11,000,000
Pacifica Northridge
Arei Senior Housing Props LLC
Grant Deed
related
$11,385,000 · Key Bank NA
Mar 4, 2008
$370,000
Arei Senior Housing Props LLC
Arei Northridge 18 LLC
Grant Deed
related
—
Mar 4, 2008
$548,000
Arei Senior Housing Props LLC
Arei Northridge 10 LLC
Grant Deed
related
—
Mar 4, 2008
$588,500
Arei Senior Housing Props LLC
Arei Northridge 3 LLC
Grant Deed
related
—
Oct 31, 2007
—
Foster Laurie Living Trust
Foster,laurie
Quit Claim Deed
related
—
Jun 27, 2007
—
Arei Northridge 5 LLC
Arei Northridge 4 LLC
Quit Claim Deed
—
Dec 1, 2006
—
Norhridge Capital Rsrc LLC
Northridge Capital Rsrc LLC
Grant Deed
related
—
Aug 30, 2006
—
Arei Northridge 19 LLC
Northridge Capital Rsrcs LLC
Quit Claim Deed
—
Aug 15, 2006
—
Arei Northridge 1 LLC
Mrl Capital Management LLC
Grant Deed
$3,000,000 · Meecorp Capital Markets LLC
Aug 14, 2006
—
Mrl Capital Management LLC
Lacsamana M & A Fam Trust
Grant Deed
related
—
May 2, 2005
—
Lacsamana Mariano & A Trust
Lacsamana,mariano & Agnes G
Quit Claim Deed
related
—
Aug 15, 2003
$4,920,000
Mariano Lacsamana
Phoenix Investment Co INC
Grant Deed
related
$1,600,000 · Zions First National Bank
—
—
Northridge Capital Rsrc LLC
—
Deed Of Trust
related
$3,000,000 · Meecorp Capital Markets LLC
—
—
Northridge Capital Rsrcs LLC
—
Deed Of Trust
related
$7,100,000 · Imperial Capital Bank
—
—
Phoenix Investment Co INC
—
Deed Of Trust
related
$418,200 · Los Angeles Housing Preserv
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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