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Property profile & analytics
OFF-MARKET
Estimated value
$570,000
Assisted living facilities
1401 Fountaingrove Pkwy Santa Rosa, CA 95403-5757
Entity Owned
14-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-2738584
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Lot
32.91 ac (1,433,559 SF)
APN
173-670-032-000
UPID
US09-2738584
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
-
Varenna Design Center (Bike/Boat/Book/etc) Store
-
Poppy Bank Bank Loan Service
-
Varenna at Fountaingrove Retirement Community
-
La Famiglia and Their Blind Advocate Publishing House Printing Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$570k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$570k
Owner & transaction history
Varenna LLC · 14 yrs held
Varenna LLC
since 2011
7 recorded transactions
Zoning & alternative use
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 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
$570,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$570k
Range $513k – $627k · ±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
—
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
$1,080,847
Tax year 2024
Assessed value
$94,506,429
Assessed 2024
Previous assessed
$94,506,429
+0.0% YoY
Effective rate
1.14%
On assessed value
Assessed land
$12,194,629
Assessed improvement
$82,311,800
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
Heating
NONE
Lot
32.91 ac (1,433,559 SF)
APN
173-670-032-000
UPID
US09-2738584
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
Building & site characteristics
From public records
Heating
NONE
Lot
32.91 ac
Current owner
From public records · entity-resolved
Varenna LLC
Entity
Free & Clear · 14 yrs held
Mailing address
185 S STATE ST STE #1920, SALT LAKE CITY, UT 84111-1538
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2011
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 31, 2025
—
Varenna LLC
—
Deed
related
$60,000,000 · The Huntington National Bank
Nov 29, 2011
—
Varenna LLC
Varenna At Fountaingrove LLC
Quit Claim Deed
—
Jun 30, 2009
—
Golf Fountaingrove
—
Deed Of Trust
related
$3,958,446 · First Community Bank
Mar 4, 2009
—
Varenna LLC
—
Trustees Deed
related
$55,000,000 · Guaranty Bank
Apr 10, 2008
—
Varenna LLC
Owner,record
Deed Of Trust
related
$79,547,617 · Guaranty Bank
Oct 25, 2005
—
Varenna At Fountaingrove LLC
Oakmont Senior Living LLC
Grant Deed
related
—
—
—
Varenna LLC
—
Deed Of Trust
related
$58,340 · Greystone Svcg
—
—
Varenna LLC
—
Deed Of Trust
related
—
—
—
Golf Fountaingrove
—
Deed Of Trust
related
$200,000 · First Community 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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