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Property profile & analytics
OFF-MARKET
Estimated value
$725,000
Assisted living facilities
11228 Fair Oaks Blvd Fair Oaks, CA 95628-5139
Entity Owned
16-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-0883788
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1974
Construction
WOOD
Total area
15,335 SF
Lot
1.4 ac (60,983 SF)
Zoning code
RD-5
APN
244-0321-032-0000
UPID
US09-0883788
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
-
Center Point Inc Medical Clinic
-
Louis Viega Counselor
-
Reuben Richer Counselor
-
Brian Rioux Counselor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$725k
Owner & transaction history
Concepts Foundation INC · 16 yrs held
Concepts Foundation INC
since 2009
4 recorded transactions
Zoning & alternative use
RD-5 · Fair Oaks, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$47 / 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
$2,578
Tax year 2024
Assessed value
$2,024,807
Assessed 2024
Previous assessed
$2,024,807
+0.0% YoY
Effective rate
0.13%
On assessed value
Assessed land
$601,110
Assessed improvement
$1,423,697
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
1974
Construction
WOOD
Heating
NONE
Buildings
2
Stories
1
Total area
15,335 SF
Lot
1.4 ac (60,983 SF)
Zoning code
RD-5
APN
244-0321-032-0000
UPID
US09-0883788
Jurisdiction
SACRAMENTO
Zoning & alternative use
RD-5 · Fair Oaks, CA
Zoning RD-5 · permitted uses
RD-5 · 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.
Building & site characteristics
From public records
Year built
1974
Construction
WOOD
Heating
NONE
Stories
1
Buildings
2
Lot
1.4 ac
Current owner
From public records · entity-resolved
Concepts Foundation INC
Entity
Free & Clear · 16 yrs held
Mailing address
135 PAUL DR, SAN RAFAEL, CA 94903-2023
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2009
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 11, 2009
—
Concepts Foundation INC
Center Point INC
Grant Deed
—
Jun 18, 1999
$685,000
Center Point INC
Grosten Properties
Grant Deed
$513,750 · Westamerica Bank
May 21, 1998
—
Grosten Properties
Grosten Trust
Quit Claim Deed
related
—
Apr 28, 1998
$500,000
Grosten Trust
Genesee Realty Corp
Grant Deed
—
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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