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Property profile & analytics
OFF-MARKET
Estimated value
$2,050,000
Assisted living facilities
10821 Fair Oaks Blvd Fair Oaks, CA 95628-7214
Entity Owned
7-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-2575346
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1971
Construction
WOOD
Total area
11,749 SF
Lot
0.98 ac (42,689 SF)
Zoning code
RD-30
APN
244-0102-081-0000
UPID
US10-2575346
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
$1.70M
Blend (final)
Blend
$2.05M
Owner & transaction history
Fairoaks Orange LLC · 7 yrs held
Fairoaks Orange LLC
since 2019
7 recorded transactions
Zoning & alternative use
RD-30 · Fair Oaks, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$3.4M
+25.8%
Medical building
$3.1M
+14.3%
Office building
$3.0M
+13.7%
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 Fair Oaks submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Fair Oaks 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)
$2,675,000
Current use
APARTMENT HOUSE (5+ UNITS)
$3,365,000
Change: +26% · Conversion: Difficult
MEDICAL BUILDING
$3,060,000
Change: +14% · Conversion: Difficult
OFFICE BUILDING
$3,045,000
Change: +14% · Conversion: Difficult
AUTO REPAIR, GARAGE
$3,035,000
Change: +13% · Conversion: Difficult
COMMERCIAL (GENERAL)
$2,745,000
Change: +3% · Conversion: Difficult
Blend value · Realmo final
$2.05M
Range $1.85M – $2.26M · ±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
$174 / 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
$41,346
Tax year 2024
Assessed value
$3,375,702
Assessed 2024
Previous assessed
$3,375,702
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$710,868
Assessed improvement
$2,664,834
Applied tax rate
54.0000
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
1971
Construction
WOOD
Heating
NONE
Buildings
2
Stories
1
Total area
11,749 SF
Lot
0.98 ac (42,689 SF)
Zoning code
RD-30
APN
244-0102-081-0000
UPID
US10-2575346
Jurisdiction
SACRAMENTO
Zoning & alternative use
RD-30 · Fair Oaks, CA
Zoning RD-30 · permitted uses
RD-30 · Fair Oaks, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Fair Oaks. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$2.7M
APARTMENT HOUSE (5+ UNITS)
Est. value
$3.4M
MEDICAL BUILDING
Est. value
$3.1M
OFFICE BUILDING
Est. value
$3.0M
AUTO REPAIR, GARAGE
Est. value
$3.0M
COMMERCIAL (GENERAL)
Est. value
$2.7M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
APARTMENT HOUSE (5+ UNITS)
MEDICAL BUILDING
OFFICE BUILDING
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
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
1971
Construction
WOOD
Heating
NONE
Stories
1
Buildings
2
Lot
0.98 ac
Current owner
From public records · entity-resolved
Fairoaks Orange LLC
Entity
Mailing address
20271 SW BIRCH ST, NEWPORT BEACH, CA 92660-1752
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2019
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 31, 2020
—
Fairoaks Orange LLC
—
Deed
related
$1,614,200 · Calprivate Bk
May 1, 2019
$2,650,000
Fairoaks Orange LLC
Sunrise Lodge LLC
Grant Deed
$1,614,200 · Private Busn Cap
Aug 8, 2008
$261,664
Indymac Bk Fsb
Ndex West LLC
Trustees Deed
related
—
Jan 31, 2007
$3,300,000
Sunrise Lodge LLC
Jae Duak Kim
Grant Deed
—
Jun 3, 2003
—
Jae D Kim
Kim,jae D & Myung S
Quit Claim Deed
related
$1,700,000 · Wachovia Commercial Mortgage
Mar 18, 1996
—
Jae D Kim
Kim,jae D & Myung S
Quit Claim Deed
related
—
Jan 9, 1996
$1,500,000
Jae D Kim
Kim,young I & Ae S
Grant Deed
related
$750,000 · Heller Financial
Jun 15, 1990
$753,000
Young Il Kim
Independent Exch
Grant Deed
related
$385,000 · Sacramento Commercial Bank
—
—
Fairoaks Orange LLC
—
Deed Of Trust
related
$1,614,200 · Calprivate Bk
—
—
Fairoaks Orange LLC
—
Deed Of Trust
related
$1,163,000 · Cdc Small Busn Fin
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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