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Property profile & analytics
OFF-MARKET
Estimated value
$615,000
Assisted living facilities
11098 Twin Cities Rd Galt, CA 95632-8404
Trust Owned
Absentee Owner
Free & Clear
Property ID
US09-0158432
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1960
Construction
TILT-UP CONCRETE
Total area
5,064 SF
Lot
4.85 ac (211,265 SF)
Zoning code
R1C
APN
148-0090-048-0000
UPID
US09-0158432
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
-
Twin Cities Board & Board Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$595k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$697k
Blend (final)
Blend
$615k
Owner & transaction history
Kennette O Yoshimura Family Trust
Kennette O Yoshimura Family Trust
since 2025
Last sale
$557,168
7 recorded transactions
Zoning & alternative use
R1C · Galt, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
Maximum Density Single-Family Residential District (R1C). The R1C zoning district is intended for areas appropriate for single-family detached homes and secondary residential units. This use is typically located in areas which include full urban services, and away from industrial, intensive commercial, and large-scale infrastructure (i.e., power substations,…
Zone name
Maximum Density Single Family
General category
RESIDENTIAL
Zone area
1,230.63 ac
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 Galt submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Galt 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
$665,000
ML approach
$595,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$615k
Range $554k – $677k · ±10% · vs last sale $557k (Oct 4 2021)
Last sale anchor
$557k
Oct 4 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
$121 / 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
$4,387
Tax year 2024
Assessed value
$390,794
Assessed 2024
Previous assessed
$390,794
+0.0% YoY
Effective rate
1.12%
On assessed value
Assessed land
$189,820
Assessed improvement
$200,974
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
1960
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
2
Stories
1
Total area
5,064 SF
Lot
4.85 ac (211,265 SF)
Zoning code
R1C
APN
148-0090-048-0000
UPID
US09-0158432
Jurisdiction
SACRAMENTO
Zoning & alternative use
R1C · Galt, CAZoning R1C · permitted uses
R1C · Galt, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
Maximum Density Single-Family Residential District (R1C). The R1C zoning district is intended for areas appropriate for single-family detached homes and secondary residential units. This use is typically located in areas which include full urban services, and away from industrial, intensive commercial, and large-scale infrastructure (i.e., power substations, wastewater treatment plant). The R1C zoning district provides a higher density single-family residential environment. This zoning district is characterized by small residential lots (minimum six thousand five hundred (6,500) square feet) designed to promote the development of single-family dwellings at a higher suburban density with cohesive neighborhoods and easy access to urban facilities. The allowable residential density ranges from zero (0) to six (6) dwelling units per acre. The R1C zoning district is consistent with the low density land use designation of the General Plan. F.
Zone name
Maximum Density Single Family
General category
RESIDENTIAL
Zone area
1,230.63 ac
Building & site characteristics
From public records
Year built
1960
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Buildings
2
Lot
4.85 ac
Current owner
From public records · entity-resolved
Kennette O Yoshimura Family Trust
Trust
Free & Clear · 0 yrs held
Mailing address
9401 WESTMINSTER GLN AVE, AUSTIN, TX 78730-3409
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 16, 2025
—
Kennette O Yoshimura Family Trust
Kennette O Yoshimura
Deed
related
—
Aug 22, 2025
—
Jay E Vallortigara Family Trust
Jay E Vallortigara
Deed
related
—
Oct 4, 2021
—
Steven Jerard Nesmith
Pensco Trust Company
Intrafamily Transfer
related
—
Jun 17, 2021
—
Bryan Ravi Nesmith
Pensco Trust Company
Quit Claim Deed
related
—
Sep 4, 2020
—
Yoshimura,jinea K Trust
Jeanette Yoshimura
Quit Claim Deed
related
—
Dec 12, 2019
—
Eugene J Vallortigara
Betty J Vallortigara
Affidavit Of Death
related
—
May 20, 2010
$557,168
Vallortigara Family Trust
Suntec Financial
Trustees Deed
related
—
Jul 21, 2006
$1,065,000
Brian Jumawan
Carlens Country Guest Home
Grant Deed
$519,110 · Vallortigara Family Trust
Feb 15, 2002
$360,000
Country Guest Home Carlens
Carlen & Conners INC
Grant Deed
related
$313,500 · Carlen & Conners INC
Feb 15, 2002
—
Denise Reber
Kendrick,ardie W
Grant Deed
related
—
May 4, 1988
$124,500
Carlen
Taylo
Grant Deed
related
—
—
—
Carlens Cnty Guest Hm
—
Deed Of Trust
related
$365,000 · Vallortigara Family Trust
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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