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Property profile & analytics
OFF-MARKET
Estimated value
$39,315,000
Assisted living facilities
150 Cortona Way Brentwood, CA 94513-7162
Entity Owned
4-yr Hold
Free & Clear
Property ID
US10-3030802
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2007
Total area
141,367 SF
Lot
4.72 ac (205,603 SF)
APN
019-150-092-5
UPID
US10-3030802
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$40.26M
Blend (final)
Blend
$39.32M
Owner & transaction history
Well Cogir Landlord III LP · 4 yrs held
Well Cogir Landlord III LP
since 2022
Last sale
$39.2M
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$64.4M
+65.9%
Neighborhood: shopping center
$59.9M
+54.2%
Retail stores
$58.0M
+49.5%
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 Brentwood submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Brentwood 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
$38,595,000
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)
$38,825,000
Current use
MEDICAL BUILDING
$64,400,000
Change: +66% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$59,870,000
Change: +54% · Conversion: Difficult
RETAIL STORES
$58,040,000
Change: +50% · Conversion: Difficult
COMMERCIAL (GENERAL)
$42,345,000
Change: +9% · Conversion: Difficult
Blend value · Realmo final
$39.32M
Range $35.38M – $43.25M · ±10% · vs last sale $39.20M (Jun 2 2022)
Last sale anchor
$39.20M
Jun 2 2022
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
$278 / 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
$342,593
Tax year 2024
Assessed value
$27,359,984
Assessed 2024
Previous assessed
$27,359,984
+0.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$5,690,835
Assessed improvement
$21,669,149
Applied tax rate
10.0000
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
2007
Heating
NONE
Stories
1
Units
120
Rooms
120
Total area
141,367 SF
Lot
4.72 ac (205,603 SF)
APN
019-150-092-5
UPID
US10-3030802
Jurisdiction
CONTRA COSTA
Metro division
OAKLAND-FREMONT-HAYWARD, CA METROPOLITAN DIVISION
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
$38.8M
MEDICAL BUILDING
Est. value
$64.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$59.9M
RETAIL STORES
Est. value
$58.0M
COMMERCIAL (GENERAL)
Est. value
$42.3M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
COMMERCIAL (GENERAL)
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
2007
Heating
NONE
Stories
1
Units
120
Rooms
120
Lot
4.72 ac
Current owner
From public records · entity-resolved
Well Cogir Landlord III LP
Entity
Free & Clear · 4 yrs held
Mailing address
150 CORTONA WAY, BRENTWOOD, CA 94513-7162
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 2, 2022
$39,200,000
Well Cogir Landlord III LP
Afe Brent Wood Park LLC
Special Warranty Deed
—
Sep 23, 2008
—
Afe Brentwood Pk LLC
Owner Name Unavailable
Grant Deed
related
—
Sep 10, 2007
—
Afe Brentwood Park LLC
Balfour Properties LLC
Quit Claim Deed
related
—
Jul 26, 2006
—
Mutual Life Ins Northwestern
Afe-brentwood
Grant Deed
related
—
Jan 25, 2005
$2,640,000
Afe-brentwood
Balfour Properties LLC
Grant Deed
$1,700,000 · Community Banks Of Tracy
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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