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Property profile & analytics
OFF-MARKET
Estimated value
$1,680,000
Assisted living facilities
11550 Education St Auburn, CA 95602-2463
Entity Owned
18-yr Hold
~
Est. High Equity
Property ID
US09-9098036
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1998
Construction
WOOD
Total area
61,677 SF
Lot
2.5 ac (108,900 SF)
Zoning code
R3
APN
051-180-076-000
UPID
US09-9098036
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
-
Brookdale Auburn Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.26M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.10M
Blend (final)
Blend
$1.68M
Owner & transaction history
Emerichip Emerald Hills LLC · 18 yrs held
Emerichip Emerald Hills LLC
since 2007
7 recorded transactions
Zoning & alternative use
R3 · Auburn, 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 Auburn submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Auburn 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
$1,255,000
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)
$1,855,000
Current use
Blend value · Realmo final
$1.68M
Range $1.51M – $1.85M · ±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
$27 / 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
$154,268
Tax year 2024
Assessed value
$11,200,000
Assessed 2024
Previous assessed
$11,200,000
+0.0% YoY
Effective rate
1.38%
On assessed value
Assessed land
$1,470,000
Assessed improvement
$9,730,000
Applied tax rate
56.0000
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
Construction
WOOD
Heating
CENTRAL
Cooling
CENTRAL
Units
89
Total area
61,677 SF
Lot
2.5 ac (108,900 SF)
Zoning code
R3
APN
051-180-076-000
UPID
US09-9098036
Jurisdiction
PLACER
Zoning & alternative use
R3 · Auburn, CAZoning R3 · permitted uses
R3 · Auburn, CA
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
$1.9M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
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
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Units
89
Lot
2.5 ac
Current owner
From public records · entity-resolved
Emerichip Emerald Hills LLC
Entity
Mailing address
6737 W WASHINGTON ST STE #2300, MILWAUKEE, WI 53214-5650
Ownership since
2007
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 21, 2007
$19,000,000
Emerichip Emerald Hills LLC
Health Care Prop Invtrs INC
Grant Deed
$13,703,775 · Capmark Bank
Sep 6, 2001
$8,800,000
Health Care Property Investor
Hr Acquisition I
Grant Deed
—
Sep 6, 2001
—
Health Care Property Investor
Hr Acquisition I
Quit Claim Deed
related
—
Feb 26, 2001
—
Capstone Capital Of California
Willard Holdings INC
Grant Deed
related
—
Jul 22, 1998
—
Alco Viii LLC
Willard Holding INC
Grant Deed
related
—
Jun 20, 1997
$552,000
Willard Holdings INC
Emeritus Corp
Grant Deed
related
$7,150,000 · Capstone Capital Of Cal INC
Dec 4, 1996
$550,000
Emeritus Corp
Pacific States Partners
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.
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