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Property profile & analytics
OFF-MARKET
Estimated value
$20,660,000
Assisted living facilities
1050 San Miguel Rd Concord, CA 94518-2094
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-3122126
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1970
Construction
CONCRETE
Total area
48,894 SF
Lot
2.88 ac (125,453 SF)
Zoning code
FA
APN
130-311-013-2
UPID
US09-3122126
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
-
Leah M. Proper, SLP Physician
-
Concord Post Acute Nursing Home
-
Jacob Gross Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$22.95M
Blend (final)
Blend
$20.66M
Owner & transaction history
1050 San Miguel Road LLC · 3 yrs held
1050 San Miguel Road LLC
since 2022
Last sale
$20.0M
7 recorded transactions
Zoning & alternative use
FA · Concord, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
Concord Municipal Code
Top alternative use upside
Restaurant
$21.4M
+20.2%
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 Concord submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Concord 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
$19,690,000
ML approach
by Request
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)
$17,795,000
Current use
RESTAURANT
$21,380,000
Change: +20% · Conversion: Difficult
MEDICAL BUILDING
$17,760,000
Change: 0% · Conversion: Difficult
COMMERCIAL (GENERAL)
$17,020,000
Change: -4% · Conversion: Difficult
OFFICE BUILDING
$16,310,000
Change: -8% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$14,320,000
Change: -20% · Conversion: Difficult
Blend value · Realmo final
$20.66M
Range $18.59M – $22.73M · ±10% · vs last sale $20.00M (Dec 1 2022)
Last sale anchor
$20.00M
Dec 1 2022
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
$423 / 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
$288,903
Tax year 2024
Assessed value
$20,400,000
Assessed 2024
Previous assessed
$20,400,000
+0.0% YoY
Effective rate
1.42%
On assessed value
Assessed land
$6,324,000
Assessed improvement
$14,076,000
Applied tax rate
2.0000
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
Construction
CONCRETE
Heating
FLOOR FURNACE
Cooling
CENTRAL
Stories
1
Units
190
Rooms
190
Total area
48,894 SF
Lot
2.88 ac (125,453 SF)
Zoning code
FA
APN
130-311-013-2
UPID
US09-3122126
Jurisdiction
CONTRA COSTA
Metro division
OAKLAND-FREMONT-HAYWARD, CA METROPOLITAN DIVISION
Zoning & alternative use
FA · Concord, CAZoning FA · permitted uses
FA · Concord, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
Concord Municipal Code
Alternative use value scenarios
Repositioning upside vs current use
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$17.8M
RESTAURANT
Est. value
$21.4M
MEDICAL BUILDING
Est. value
$17.8M
COMMERCIAL (GENERAL)
Est. value
$17.0M
OFFICE BUILDING
Est. value
$16.3M
APARTMENT HOUSE (5+ UNITS)
Est. value
$14.3M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
RESTAURANT
MEDICAL BUILDING
COMMERCIAL (GENERAL)
OFFICE BUILDING
APARTMENT HOUSE (5+ UNITS)
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
1970
Construction
CONCRETE
Heating
FLOOR FURNACE
Cooling
Yes
Stories
1
Units
190
Rooms
190
Lot
2.88 ac
Current owner
From public records · entity-resolved
1050 San Miguel Road LLC
Entity
Mailing address
262 N UNIVERSITY AVE STE #320, FARMINGTON, UT 84025-2975
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
Jul 12, 2023
—
1050 San Miguel Road LLC
—
Deed
related
$425,000 · Truist Bank
Dec 1, 2022
$20,000,000
1050 San Miguel Road LLC
San Miguel Family Holdings LLC
Grant Deed
$64,767,700 · Wohp Lender I LLC
Mar 4, 2020
—
San Miguel Family Holdings LLC
—
Deed
related
$9,150,000 · Crown Pointe Investments INC
Jun 7, 2018
—
San Miguel Family Holdings LLC
Callaway,linda O
Quit Claim Deed
—
Nov 7, 2017
—
Linda O Callaway
Callaway,lowell E
Affidavit Of Death
related
—
Jun 1, 1994
$5,200,000
Lowell E Callaway
San Miguel Enter
Grant Deed
$4,400,000 · Seller
Dec 12, 1977
—
—
—
Grant Deed
related
—
Aug 9, 1977
—
Owner Name Unavailable
—
Grant Deed
related
—
—
—
San Miguel Family Holdings LLC
—
Deed Of Trust
related
$9,150,000 · Crown Pointe Investments INC
—
—
Lowell E Callaway
—
Deed Of Trust
related
$1,920,213 · San Miguel Ents
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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