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Property profile & analytics
OFF-MARKET
Estimated value
$21,300,000
Assisted living facilities
99 Escuela Dr Daly City, CA 94015-4003
Entity Owned
5-yr Hold
Free & Clear
Property ID
US09-1927689
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1970
Total area
60,720 SF
Lot
1.3 ac (56,528 SF)
Zoning code
R30000
APN
008-481-410
UPID
US09-1927689
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
-
St. Francis Convalescent Pavilion Nursing Home
-
Golden Pavilion Healthcare Nursing Home
-
Target Department Store Grocery & Convenience Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$21.30M
Owner & transaction history
Wc Daly City II LLC · 5 yrs held
Wc Daly City II LLC
since 2021
Last sale
$21.0M
7 recorded transactions
Zoning & alternative use
R30000 · Daly City, 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 Daly City submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Daly City 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
$21,900,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$21.30M
Range $19.17M – $23.43M · ±10% · vs last sale $21.00M (May 24 2021)
Last sale anchor
$21.00M
May 24 2021
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
$351 / 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
$352,908
Tax year 2024
Assessed value
$22,285,367
Assessed 2024
Previous assessed
$22,285,367
+0.0% YoY
Effective rate
1.58%
On assessed value
Assessed land
$12,936,125
Assessed improvement
$9,349,242
Applied tax rate
5.0000
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
1970
Heating
NONE
Rooms
91
Total area
60,720 SF
Lot
1.3 ac (56,528 SF)
Zoning code
R30000
APN
008-481-410
UPID
US09-1927689
Jurisdiction
SAN MATEO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
R30000 · Daly City, CA
Zoning R30000 · permitted uses
R30000 · Daly City, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Daly City. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1970
Heating
NONE
Rooms
91
Lot
1.3 ac
Current owner
From public records · entity-resolved
Wc Daly City II LLC
Entity
Free & Clear · 5 yrs held
Mailing address
PO BOX 92129, SOUTHLAKE, TX 76092-0102
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
16 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 4, 2025
—
Wc Daly City LLC
—
Deed
related
$60,000,000 · Vnb New York LLC
May 24, 2021
$21,000,000
Wc Daly City II LLC
Leo Pacheco
Grant Deed
—
Apr 14, 2021
—
Wc Daly City II LLC
—
Deed
related
$55,000,000 · Wo Health 3 LLC
Dec 5, 2019
—
Wc-daly City II LLC
—
Deed
related
$65,000,000 · Wo Healthco-3 LLC
Dec 31, 2018
—
Pacheco,rita M 1992 Trust
Pursley Land LLC
Quit Claim Deed
related
—
Aug 29, 2017
—
Pursley Land LLC
Pursley,daniel L
Quit Claim Deed
—
Feb 19, 2016
—
Pursley,daniel L Trust
Pursley,daniel L
Quit Claim Deed
related
—
Dec 17, 2013
—
Leo W Pursley
Pursley Land Dev LLC
Quit Claim Deed
—
Apr 9, 2010
—
Wc-daly City II LLC
—
Grant Deed
related
$65,000,000 · General Elec Cap
Jan 27, 2010
—
Pursley Land Dev LLC
Pursley,daniel L
Quit Claim Deed
—
Dec 27, 2007
—
Leo W Pursley
Pursley Land Dev
Quit Claim Deed
—
Nov 2, 2007
—
Ghc Of Daly City 239 LLC
—
Deed Of Trust
related
$15,000,000 · Crystal Cap Fund Mgmt LP
—
—
Ghc Of Daly City 239 LLC
—
Deed Of Trust
related
$150,000,000 · Ing Capital LLC
—
—
Ghc Of Daly City 102 LLC
—
Deed Of Trust
related
$150,000,000 · Ing Capital LLC
—
—
Wc-daly City II LLC
—
Loan Modification
related
$55,000,000 · General Elec Cap
—
—
Wc-daly City II LLC
—
Loan Modification
related
$65,000,000 · Wo Healthco-3 LLC
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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