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Property profile & analytics
OFF-MARKET
Estimated value
$515,000
Assisted living facilities
1217 Lance Dr Santa Rosa, CA 95401-4550
Individually Owned
10-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-0272254
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1958
Total area
5,369 SF
Lot
0.42 ac (18,500 SF)
APN
152-080-068-000
UPID
US09-0272254
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
-
Five Palms Care Home Retirement Community Nursing Home
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$410k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$620k
Blend (final)
Blend
$515k
Owner & transaction history
Romulo Credo · 10 yrs held
Romulo Credo
since 2015
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$555,000
+20.2%
Auto repair, garage
$550,000
+19.0%
Restaurant
$545,000
+18.8%
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 Santa Rosa submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Santa Rosa 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
$410,000
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)
$460,000
Current use
MEDICAL BUILDING
$555,000
Change: +20% · Conversion: Difficult
AUTO REPAIR, GARAGE
$550,000
Change: +19% · Conversion: Difficult
RESTAURANT
$545,000
Change: +19% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$545,000
Change: +19% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$510,000
Change: +11% · Conversion: Difficult
OFFICE BUILDING
$490,000
Change: +6% · Conversion: Difficult
Blend value · Realmo final
$515k
Range $464k – $567k · ±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
$96 / 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
$22,550
Tax year 2024
Assessed value
$1,952,067
Assessed 2024
Previous assessed
$1,952,067
+0.0% YoY
Effective rate
1.16%
On assessed value
Assessed land
$803,866
Assessed improvement
$1,148,201
Applied tax rate
4.0000
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
1958
Heating
NONE
Cooling
NONE
Stories
1
Units
1
Total area
5,369 SF
Lot
0.42 ac (18,500 SF)
APN
152-080-068-000
UPID
US09-0272254
Jurisdiction
SONOMA
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
$460,000
MEDICAL BUILDING
Est. value
$555,000
AUTO REPAIR, GARAGE
Est. value
$550,000
RESTAURANT
Est. value
$545,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$545,000
INDUSTRIAL (GENERAL)
Est. value
$510,000
OFFICE BUILDING
Est. value
$490,000
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
MEDICAL BUILDING
AUTO REPAIR, GARAGE
RESTAURANT
APARTMENT HOUSE (5+ UNITS)
INDUSTRIAL (GENERAL)
OFFICE BUILDING
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
1958
Heating
NONE
Cooling
Yes
Stories
1
Units
1
Lot
0.42 ac
Current owner
From public records · entity-resolved
Romulo Credo
Individual
Mailing address
3615 CHANATE RD, SANTA ROSA, CA 95404-1804
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2015
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 27, 2023
—
Romulo Credo
—
Deed
related
$1,068,000 · Capital Access Group INC
Dec 31, 2015
—
Romulo Credo
Romulo Credo
Intrafamily Transfer
related
$2,395,000 · Celtic Bank Corporation
Mar 10, 2006
$1,450,000
Romulo Credo
Aoanan,ramon C
Grant Deed
$937,000 · Pizziol J A & A A 1991 Trust
Sep 15, 2003
$797,000
Ramon C Aoanan
Guarin,tr
Grant Deed
$700,000 · Sonoma National Bank
Oct 15, 1997
—
Guarin Trust
Guarin,avelino S & Odencia R
Quit Claim Deed
related
—
May 18, 1992
$600,000
Avelino Guarin
Cantrell,michael
Grant Deed
$576,000 · Bank Oakland Mtg
Nov 21, 1990
$400,000
Michael Cantrell
Johnson,ruby L
Grant Deed
$399,500 · Liberty National Bank
—
—
Gaurin Trust
—
Deed Of Trust
related
$410,000 · Wells Fargo Bank
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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