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Property profile & analytics
OFF-MARKET
Assisted living facilities
1035 Iris St, Redwood City, CA 94061-1503
Individually Owned
3-yr Hold
~
Est. High Equity
Property ID
US09-0843976
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1926
Total area
2,110 SF
Lot
0.13 ac (5,693 SF)
Zoning code
R20000
APN
053-075-220
UPID
US09-0843976
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Kristy Tran · 3 yrs held
Kristy Tran
since 2022
Last sale
$520,000
7 recorded transactions
Zoning & alternative use
R20000 · Redwood 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 Redwood City submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Redwood 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$12,989
Tax year 2024
Assessed value
$1,066,850
Assessed 2024
Previous assessed
$1,066,850
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$533,425
Assessed improvement
$533,425
Applied tax rate
9.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
1926
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Rooms
10
Bathrooms
3
Total area
2,110 SF
Lot
0.13 ac (5,693 SF)
Zoning code
R20000
APN
053-075-220
UPID
US09-0843976
Jurisdiction
SAN MATEO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
R20000 · Redwood City, CA
Zoning R20000 · permitted uses
R20000 · Redwood City, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Redwood City. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1926
Heating
CENTRAL
Cooling
Yes
Stories
1
Rooms
10
Bathrooms
3
Lot
0.13 ac
Current owner
From public records · entity-resolved
Kristy Tran
Individual
Mailing address
1035 IRIS ST, REDWOOD CITY, CA 94061-1503
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 22, 2022
—
Kristy Tran
Kristy Tran
Intrafamily Transfer
related
—
Aug 3, 2007
$520,000
Kristy Tran
Ng,edward
Grant Deed
$780,000 · World Savings
May 3, 2004
—
Edward Ng
Fung,lisa B
Quit Claim Deed
related
$60,000 · World Savings Bank
Aug 20, 2003
—
Edward Ng
Ng,edward
Quit Claim Deed
related
—
May 31, 2002
$620,000
Edward Ng
Price Trust
Grant Deed
$434,000 · World Savings Bank
Sep 14, 1993
—
Price,& Alvarez Trust
Price,& Alvarez
Quit Claim Deed
related
—
—
—
Carol Price
—
Deed Of Trust
related
$179,000 · Great Western Bank
—
—
Alvarez Trust
—
Deed Of Trust
related
$50,000 · United Airlines Emps FCU
—
—
Edward Ng
—
Deed Of Trust
related
$75,000 · Wells Fargo Bank
—
—
Price & Alvarez Trust
—
Deed Of Trust
related
$25,000 · United Airlines Emps FCU
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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