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Property profile & analytics
OFF-MARKET
Estimated value
$8,635,000
Assisted living facilities
125 Heather Ter 119 Aptos, CA 95003-3825
Entity Owned
7-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-2167559
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1999
Construction
WOOD
Total area
60,052 SF
Lot
3 ac (130,680 SF)
Zoning code
PA
APN
039-551-22
UPID
US09-2167559
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
-
Aegis Living Aptos Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$8.64M
Owner & transaction history
Heather Terrace Aptos LLC · 7 yrs held
Heather Terrace Aptos LLC
since 2018
7 recorded transactions
Zoning & alternative use
PA · Aptos, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$12.4M
+41.6%
Office building
$12.4M
+41.3%
Restaurant
$10.8M
+23.4%
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 Aptos submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Aptos 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
by Request
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)
$8,760,000
Current use
MEDICAL BUILDING
$12,405,000
Change: +42% · Conversion: Difficult
OFFICE BUILDING
$12,380,000
Change: +41% · Conversion: Difficult
RESTAURANT
$10,810,000
Change: +23% · Conversion: Difficult
AUTO REPAIR, GARAGE
$10,680,000
Change: +22% · Conversion: Difficult
RETAIL STORES
$10,155,000
Change: +16% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$7,135,000
Change: -19% · Conversion: Difficult
Blend value · Realmo final
$8.64M
Range $7.77M – $9.50M · ±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
$144 / 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
$368,053
Tax year 2024
Assessed value
$31,920,250
Assessed 2024
Previous assessed
$31,920,250
+0.0% YoY
Effective rate
1.15%
On assessed value
Assessed land
$14,291,768
Assessed improvement
$17,628,482
Applied tax rate
69.0000
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
1999
Construction
WOOD
Heating
NONE
Units
1
Rooms
97
Total area
60,052 SF
Lot
3 ac (130,680 SF)
Zoning code
PA
APN
039-551-22
UPID
US09-2167559
Jurisdiction
SANTA CRUZ
Zoning & alternative use
PA · Aptos, CA
Zoning PA · permitted uses
PA · Aptos, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Aptos. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$8.8M
MEDICAL BUILDING
Est. value
$12.4M
OFFICE BUILDING
Est. value
$12.4M
RESTAURANT
Est. value
$10.8M
AUTO REPAIR, GARAGE
Est. value
$10.7M
RETAIL STORES
Est. value
$10.2M
APARTMENT HOUSE (5+ UNITS)
Est. value
$7.1M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
MEDICAL BUILDING
OFFICE BUILDING
RESTAURANT
AUTO REPAIR, GARAGE
RETAIL STORES
APARTMENT HOUSE (5+ UNITS)
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
1999
Construction
WOOD
Heating
NONE
Units
1
Rooms
97
Lot
3 ac
Current owner
From public records · entity-resolved
Heather Terrace Aptos LLC
Entity
Mailing address
415 118TH AVE SE, BELLEVUE, WA 98005-3518
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 14, 2018
$80,000,000
Heather Terrace Aptos LLC
Nokina Aptos LP
Grant Deed
$40,273,400 · M&t Rlty Cap
Jun 17, 2016
—
Nokina Aptos LP
—
Deed
related
$12,634,000 · Wells Fargo Bank NA
Apr 3, 2009
$10,380,000
Nokina Aptos LP
Pp Aptos LP
Grant Deed
$10,380,000 · Wachovia Multifamily Capital INC
Dec 11, 2002
$5,710,000
Pp Aptos LP
Jp Aptos Property LLC
Grant Deed
related
—
Jun 28, 2000
$6,150,000
J P Aptos Property LLC
Aegis Assited Living Propertie
Grant Deed
$10,241,507 · Heller Financial
Jun 17, 1999
$405,000
Soon A Kang
Northbrook Homes-heather Terra
Grant Deed
$283,500 · Washington Mutual Fsb
Jun 19, 1998
—
Aegis Assisted Living Prop LLC
—
Grant Deed
related
$7,350,000 · Us Bank Trust NA Trustee
Jun 18, 1998
$1,560,000
Aegis Assisted Living LLC
Lvi Partners LP
Trustees Deed
—
Jun 18, 1998
—
Howard Hunt Construction
Hunt,gwendolyn
Quit Claim Deed
related
—
Dec 31, 1997
$1,400,000
Oakmont Retirement Communities
Oliver De Silva INC
Grant Deed
$1,050,000 · De Silva Group LLC
—
—
Nokina Aptos LP
—
Deed Of Trust
related
$25,851,000 · 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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