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Property profile & analytics
OFF-MARKET
Estimated value
$9,670,000
Assisted living facilities
10711 Thornton Rd Stockton, CA 95209-4232
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-1235087
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2004
Total area
76,700 SF
Lot
3.81 ac (165,963 SF)
APN
068-080-130-000
UPID
US09-1235087
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
-
The Commons on Thornton Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$9.90M
Blend (final)
Blend
$9.67M
Owner & transaction history
Clpf Thornton Propco LP
Clpf Thornton Propco LP
since 2026
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$14.2M
+11.1%
Industrial (general)
$12.9M
+1.2%
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 Stockton submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Stockton 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
by Request
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)
$12,740,000
Current use
OFFICE BUILDING
$14,155,000
Change: +11% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$12,890,000
Change: +1% · Conversion: Difficult
COMMERCIAL (GENERAL)
$11,220,000
Change: -12% · Conversion: Difficult
AUTO REPAIR, GARAGE
$11,075,000
Change: -13% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$10,775,000
Change: -15% · Conversion: Difficult
Blend value · Realmo final
$9.67M
Range $8.70M – $10.64M · ±10%
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
$126 / 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
$195,807
Tax year 2024
Assessed value
$17,534,940
Assessed 2024
Previous assessed
$17,534,940
+0.0% YoY
Effective rate
1.12%
On assessed value
Assessed land
$3,992,901
Assessed improvement
$13,542,039
Applied tax rate
3.0000
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
2004
Heating
FORCED AIR
Cooling
CENTRAL
Stories
2
Total area
76,700 SF
Lot
3.81 ac (165,963 SF)
APN
068-080-130-000
UPID
US09-1235087
Jurisdiction
SAN JOAQUIN
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$12.7M
OFFICE BUILDING
Est. value
$14.2M
INDUSTRIAL (GENERAL)
Est. value
$12.9M
COMMERCIAL (GENERAL)
Est. value
$11.2M
AUTO REPAIR, GARAGE
Est. value
$11.1M
APARTMENT HOUSE (5+ UNITS)
Est. value
$10.8M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
OFFICE BUILDING
INDUSTRIAL (GENERAL)
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
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
2004
Heating
FORCED AIR
Cooling
Yes
Stories
2
Lot
3.81 ac
Current owner
From public records · entity-resolved
Clpf Thornton Propco LP
Entity
Mailing address
4 PARK PLZ STE #1700, IRVINE, CA 92614-2559
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 31, 2026
$13,100,000
Clpf Thornton Propco LP
Thornton Msl LLC
Grant Deed
—
Aug 16, 2024
—
Thornton Msl LLC
—
Deed
related
$7,000,000 · Protective Life Insurance Co
Jul 10, 2018
$15,851,000
Thornton Msl LLC
Wl Stockton Property LLC
Grant Deed
$6,400,000 · Citibank NA #2015-ks03 (ce)
Mar 30, 2012
—
Wl Stockton Property LLC
Stockton Commons LLC
Quit Claim Deed
—
—
—
Wl Stockton Property LLC
—
Deed Of Trust
related
$40,000,000 · West Grat 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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