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Property profile & analytics
OFF-MARKET
Estimated value
$19,290,000
Assisted living facilities
930 Monticello Dr Escondido, CA 92029-4432
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9702126
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2015
Total area
74,138 SF
Lot
4.31 ac (187,743 SF)
Zoning code
R-1:SINGLE FAM-RES
APN
238-101-38-00
UPID
US09-9702126
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
-
Felicita Vida Senior Living Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$19.29M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$22.81M
Blend (final)
Blend
$19.29M
Owner & transaction history
930 Monticello Dr Propco LLC · 1 yrs held
930 Monticello Dr Propco LLC
since 2024
Last sale
$19.3M
6 recorded transactions
Zoning & alternative use
R-1:SINGLE FAM-RES · Escondido, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
Planning | Escondido, CA
Top alternative use upside
Auto repair, garage
$28.3M
+25.2%
Office building
$26.7M
+18.2%
Warehouse, storage
$22.9M
+1.3%
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 Escondido submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Escondido 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
$19,290,000
ML approach
$19,290,000
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)
$22,615,000
Current use
AUTO REPAIR, GARAGE
$28,305,000
Change: +25% · Conversion: Difficult
OFFICE BUILDING
$26,735,000
Change: +18% · Conversion: Difficult
WAREHOUSE, STORAGE
$22,900,000
Change: +1% · Conversion: Difficult
MEDICAL BUILDING
$22,580,000
Change: 0% · Conversion: Difficult
Blend value · Realmo final
$19.29M
Range $17.36M – $21.22M · ±10% · vs last sale $19.29M (Oct 2 2024)
Last sale anchor
$19.29M
Oct 2 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
$260 / 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
$252,721
Tax year 2024
Assessed value
$22,162,414
Assessed 2024
Previous assessed
$22,162,414
+0.0% YoY
Effective rate
1.14%
On assessed value
Assessed land
$6,969,312
Assessed improvement
$15,193,102
Applied tax rate
4.0000
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
2015
Heating
NONE
Units
91
Total area
74,138 SF
Lot
4.31 ac (187,743 SF)
Zoning code
R-1:SINGLE FAM-RES
APN
238-101-38-00
UPID
US09-9702126
Jurisdiction
SAN DIEGO
Zoning & alternative use
R-1:SINGLE FAM-RES · Escondido, CAZoning R-1:SINGLE FAM-RES · permitted uses
R-1:SINGLE FAM-RES · Escondido, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
Planning | Escondido, CA
Alternative use value scenarios
Repositioning upside vs current use
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$22.6M
AUTO REPAIR, GARAGE
Est. value
$28.3M
OFFICE BUILDING
Est. value
$26.7M
WAREHOUSE, STORAGE
Est. value
$22.9M
MEDICAL BUILDING
Est. value
$22.6M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
AUTO REPAIR, GARAGE
OFFICE BUILDING
WAREHOUSE, STORAGE
MEDICAL 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
2015
Heating
NONE
Units
91
Lot
4.31 ac
Current owner
From public records · entity-resolved
930 Monticello Dr Propco LLC
Entity
Mailing address
4500 DOFF ST, TOLEDO, OH 43615
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
Oct 2, 2024
$19,288,000
930 Monticello Dr Propco LLC
Arhc Fvecocao1 LLC
Grant Deed
—
Sep 4, 2019
$20,670,000
Arhc Fvecoca01 LLC
Tpd Monticello LLC
Grant Deed
—
Jun 4, 2015
—
Tpd Monticello LLC
Tpd Shea Health LLC
Quit Claim Deed
related
—
Dec 13, 2013
—
Tpd Monticello LLC
—
Trustees Deed
related
$12,500,000 · Pacific Western Bank
—
—
Tpd Monticello LLC
—
Deed Of Trust
related
$17,165,000 · Bank Of Az
—
—
Tpd Monticello LLC
—
Deed Of Trust
related
$400,000 · Mccraney Trust (pt)
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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