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Property profile & analytics
OFF-MARKET
Estimated value
$16,055,000
Assisted living facilities
1111 Ulatis Dr, Vacaville, CA 95687-9498
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US09-1059215
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1998
Total area
79,316 SF
Lot
5.03 ac (219,106 SF)
APN
0131-030-830
UPID
US09-1059215
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
-
Magnolia Court Senior Assisted Living & Memory Care Community Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$10.30M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$14.24M
Blend (final)
Blend
$16.06M
Owner & transaction history
Fsl Magnolia Court LLC · 4 yrs held
Fsl Magnolia Court LLC
since 2022
Last sale
$16.0M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$22.3M
+14.7%
Medical building
$21.0M
+7.7%
Auto repair, garage
$19.9M
+2.4%
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 Vacaville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Vacaville 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
$17,980,000
ML approach
$10,300,000
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)
$19,480,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$22,335,000
Change: +15% · Conversion: Difficult
MEDICAL BUILDING
$20,980,000
Change: +8% · Conversion: Difficult
AUTO REPAIR, GARAGE
$19,945,000
Change: +2% · Conversion: Difficult
COMMERCIAL (GENERAL)
$16,080,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$16.06M
Range $14.45M – $17.66M · ±10% · vs last sale $16.00M (May 2 2022)
Last sale anchor
$16.00M
May 2 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
$202 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$195,435
Tax year 2023
Assessed value
$16,000,000
Assessed 2023
Previous assessed
$16,000,000
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$3,200,000
Assessed improvement
$12,800,000
Applied tax rate
6.0000
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
1998
Heating
NONE
Stories
2
Units
126
Total area
79,316 SF
Lot
5.03 ac (219,106 SF)
APN
0131-030-830
UPID
US09-1059215
Jurisdiction
SOLANO
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
$19.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$22.3M
MEDICAL BUILDING
Est. value
$21.0M
AUTO REPAIR, GARAGE
Est. value
$19.9M
COMMERCIAL (GENERAL)
Est. value
$16.1M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
NEIGHBORHOOD: SHOPPING CENTER
MEDICAL 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
1998
Heating
NONE
Stories
2
Units
126
Lot
5.03 ac
Current owner
From public records · entity-resolved
Fsl Magnolia Court LLC
Entity
Mailing address
14300 N NORTHSIGHT BLVD STE #224, SCOTTSDALE, AZ 85260-3678
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 6, 2025
—
Fsl Magnolia Court LLC
—
Deed
related
$10,000 · Berkadia Commercial Mortgage LLC
May 2, 2022
$16,000,000
Fsl Magnolia Court LLC
Vacaville Ltc INC
Special Warranty Deed
$45,000,000 · Bokf NA
May 2, 2022
—
Fsl Magnolia Court LLC
Bv Holding Ltc INC
Lease
—
Oct 8, 2019
—
Travis Way LLC
—
Trustees Deed
related
—
Dec 24, 2001
—
Vacaville-ltc INC
Ral/vacaville INC
Quit Claim Deed
related
—
Aug 1, 2000
—
Ral/vacaville
Regent Assisted Living INC
Grant Deed
$8,800,000 · John Hancock Real Estate Finan
—
—
Ralvacaville INC
—
Deed Of Trust
related
$1,000,000 · Walter C
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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