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Property profile & analytics
OFF-MARKET
Estimated value
$670,000
Assisted living facilities
131 Glenwood Ave Grass Valley, CA 95945-7891
Individually Owned
4-yr Hold
~
Est. High Equity
Property ID
US09-1441568
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1957
Construction
WOOD
Total area
5,274 SF
Lot
0.2 ac (8,712 SF)
Zoning code
R
APN
035-270-035-000
UPID
US09-1441568
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
-
Sierra Guest Home Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$615k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$670k
Owner & transaction history
Foothill House Of Hospitality · 4 yrs held
Foothill House Of Hospitality
since 2021
Last sale
$675,000
2 recorded transactions
Zoning & alternative use
R · Grass Valley, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$900,000
+380.1%
Medical building
$880,000
+370.4%
Office building
$640,000
+241.5%
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 Grass Valley submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Grass Valley 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
$655,000
ML approach
$615,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$900,000
Change: +380% · Conversion: Difficult
MEDICAL BUILDING
$880,000
Change: +370% · Conversion: Difficult
OFFICE BUILDING
$640,000
Change: +241% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$590,000
Change: +214% · Conversion: Difficult
RESTAURANT
$585,000
Change: +212% · Conversion: Difficult
RETAIL STORES
$495,000
Change: +164% · Conversion: Difficult
AUTO REPAIR, GARAGE
$490,000
Change: +162% · Conversion: Difficult
Blend value · Realmo final
$670k
Range $603k – $737k · ±10% · vs last sale $675k (Sep 30 2021)
Last sale anchor
$675k
Sep 30 2021
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
$127 / 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
$644
Tax year 2024
Assessed value
$702,370
Assessed 2024
Previous assessed
$702,370
+0.0% YoY
Effective rate
0.09%
On assessed value
Assessed land
$104,040
Assessed improvement
$598,330
Applied tax rate
1.0000
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
1957
Construction
WOOD
Heating
BASEBOARD
Cooling
CENTRAL
Stories
2
Units
2
Rooms
11
Bathrooms
5
Total area
5,274 SF
Lot
0.2 ac (8,712 SF)
Zoning code
R
APN
035-270-035-000
UPID
US09-1441568
Jurisdiction
NEVADA
Zoning & alternative use
R · Grass Valley, CAZoning R · permitted uses
R · Grass Valley, 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
COMMERCIAL (GENERAL)
Est. value
$900,000
MEDICAL BUILDING
Est. value
$880,000
OFFICE BUILDING
Est. value
$640,000
INDUSTRIAL (GENERAL)
Est. value
$590,000
RESTAURANT
Est. value
$585,000
RETAIL STORES
Est. value
$495,000
AUTO REPAIR, GARAGE
Est. value
$490,000
COMMERCIAL (GENERAL)
MEDICAL BUILDING
OFFICE BUILDING
INDUSTRIAL (GENERAL)
RESTAURANT
RETAIL STORES
AUTO REPAIR, GARAGE
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
1957
Construction
WOOD
Heating
BASEBOARD
Cooling
Yes
Stories
2
Units
2
Rooms
11
Bathrooms
5
Lot
0.2 ac
Current owner
From public records · entity-resolved
Foothill House Of Hospitality
Individual
Mailing address
1262 SUTTON WAY, GRASS VALLEY, CA 95945-5175
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 4, 2024
—
Foothill House Of Hospitality
—
Deed
related
$6,009 · Department Of Social Services
Sep 30, 2021
$675,000
Foothill House Of Hospitality
Sierra Guest 2
Grant Deed
$472,500 · Banner 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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